Last March we completed a house move in Huntingdon. We have since encountered a number of issues with the property which we consider were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out for conveyancing in Huntingdon?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Huntingdon. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire referred to as a Seller’s Property Information Form. answers ends up being misleading, then you may have a 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 Huntingdon.
Me and my partner are purchasing a flat in Huntingdon. It might be a silly question but how we can trust a conveyancer? On the day of competition we have to send money into their account. What is the protection 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.
Can I be sure that the Huntingdon conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Huntingdon obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your conveyancing.
I have instructed a Huntingdon conveyancing practitioner having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 Huntingdon postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Huntingdon.
A relative suggested that where I am purchasing in Huntingdon I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Huntingdon conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Huntingdon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Huntingdon Education with maps and statistics, Local Amenities and other useful information concerning Huntingdon.
The deeds to our house are lost. The solicitors who dealt with the conveyancing in Huntingdon 5 years ago have long since closed. What are my options?
As long as you have a registered title the details of your ownership will be retained by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, identify your house and secure up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
What tools are available to locate a Huntingdon law firm on the Chelsea Building Society conveyancing panel? I have a car and am willing to travel upto 20miles to meet the lawyer.
You can use the search on this website. Please choose the bank and your location and you will see a number of Huntingdon conveyancing lawyers located nearest you. We have listed some Huntingdon conveyancing firms at the bottom of this page and you can call them to check whether they are on the Chelsea Building Society member panel
I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Huntingdon. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
Most houses in Huntingdon are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Huntingdon in which case you should be shopping around for a Huntingdon conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your solicitor will advise you fully on all the issues.
I bought a garden flat in Huntingdon, conveyancing having been completed in 2006. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Huntingdon with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2103
With 80 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.