Last September we completed a house move in Hampton. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Hampton?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Hampton. Conveyancing searches and investigations undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire referred to as a Seller’s Property Information Form. If the information proves to be incorrect, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hampton.
I have been referred to a conveyancing solicitor in Hampton. I I am struggling to find out whether they are on the Nationwide Building Society conveyancing panel. Can you advise?
You should contact your solicitor and enquire if they are on the lender panel. Alternatively please call Nationwide Building Society who may be able to assist.
Will our lawyer be raising questions regarding flooding as part of the conveyancing in Hampton.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Hampton. Some people will buy a house in Hampton, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a numerous searches that may be undertaken by the buyer or by their lawyers which can figure out the risks in Hampton. The conventional set of property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover if the property has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the seller, then a purchaser could commence a compensation claim stemming from an inaccurate reply. A buyer’s solicitors will also order an enviro search. This will reveal if there is a recorded flood risk. If so, additional investigations should be initiated.
I purchased my home on 4 September and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Hampton advises it will be recorded in less than a month. Are titles in Hampton uniquely lengthy to register?
As far as conveyancing in Hampton is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. At present approximately 80% of submission are fully addressed within 12 days but some can be subject to longer delays. Historically registration is effected once the new owner is living at the premises so post completion formalities is not usually top priority but where it is urgent that the the registration takes place urgently then you or your lawyers can speak with the land registry and explain the circumstances.
We're new to the buying process - had an offer accepted, yet the selling agent told us that the vendor will only move forward if we appoint their recommended lawyers as they want an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Hampton
It is improbable the vendors are behind this. If they require ‘a quick sale', alienating a serious buyer is going to damage their objectives. Speak to the owners direct and make sure they understand (a)you are serious buyers (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you intend to use your preferred Hampton conveyancing lawyers - not the ones that will earn the negotiator at the agency a kickback or meet his conveyancing figures set by senior management.
I work for a busy estate agent office in Hampton where we have experienced a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Hampton conveyancing solicitors. Please can you confirm whether the owner of a flat can instigate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Hampton conveyancing firm to help?
in cases where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to calculate the amount due.
An example of a Lease Extension matter before the tribunal for a Hampton residence is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired residue of the current lease was 82.93 years.