My wife and I have just bought a house in Hunstanton. We have noticed several problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Hunstanton?
The question is vague as to the nature of the problems and if they are unique to conveyancing in Hunstanton. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller answers a document known as a SPIF. If the information ends up being incorrect, you may have a misrepresentation claim against the vendor 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 Hunstanton.
We see that you have a post code search directory identifying law firms on the Santander conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Hunstanton?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hunstanton.
I have been told that property searches are the number one cause of delay in Hunstanton house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Hunstanton.
I am buying a new build house in Hunstanton with a mortgage from Virgin Money. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The estate agent told me not to tell my lawyer about the extras as it could jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are 17 days into a freehold purchase having been referred to solicitors by the local agent to do our conveyancing in Hunstanton. I am am starting to be dissatisfied with the quality of service. Can you help me find new conveyancers?
They would need to be very poor in order to consider changing them. Has your mortgage been issued? In the event that it has you need to make them aware of the replacement conveyancer and have the mortgage documents are re-issued. Your solicitor ideally should be on the lenders panel to avoid added costs and complications. So that should be your first question of the new lawyers. Our search tool will help you find a bank approved conveyancer for your home move in Hunstanton
I have recently realised that I have 62 years left on my lease in Hunstanton. I now wish to get lease extension but my freeholder is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have done all that could be expected to find the freeholder. On the whole a specialist may be useful to carry out a search and to produce a report to be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Hunstanton.
I invested in buying a basement flat in Hunstanton, conveyancing was carried out 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Hunstanton with a long lease are worth £165,000. The ground rent is £50 per annum. The lease ceases on 21st October 2101
With only 77 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.