Unfortunately I am unable to travel far from Hartfield. Please explain the reason why all Hartfield conveyancers are not on all bank panels?
Before the recession most lenders demonstrated an approach to risk which is different from today. The FSA in 2010 carried out a thematic review into property fraud which in summary warned lenders: know the conveyancing practitioners on your panel. As a result, lenders have since looked to extract more data from law firms about their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have been excluded from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of amount of transactions the lenders insisted on.
My partner and I have just purchased a property in Hartfield. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Hartfield?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Hartfield. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a document known as a SPIF. answers turns out to be misleading, you may have a misrepresentation claim against the seller 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 Hartfield.
My wife and I are purchasing a flat in Hartfield. It might be a silly question but how we can trust a lawyer? At some point we have to put our life savings into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my sister sell her flat in Hartfield. Does the solicitor arrange the EPC or do I organise this?
Following the demise of Home Information Packs, EPC’s was maintained a mandatory part of moving house. An energy performance certificate needs to be commissioned before the property is advertised. It is not a task that solicitors ordinarily arrange. Where you are using a Hartfield conveyancing practitioner they may be willing to arrange energy assessments due to their relationships with long established local accredited person
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hartfield solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hartfield postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Hartfield.
About to purchase a new build apartment in Hartfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hartfield
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Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.
I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Hartfield I like with open areas and transport links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Hartfield in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage that many years will be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
What does commercial conveyancing in Hartfield cover?
Hartfield conveyancing for business premises covers a broad array of guidance, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.