My brother and I have recently purchased a property in Llay. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Llay?
The question is vague as what problems have arisen and if they are unique to conveyancing in Llay. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the process, a seller fills in a form known as a SPIF. answers ends up being misleading, then you may have a claim 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 Llay.
I'm the only recipient of my late father’s estate with all property in now in my sole name, including the house in Llay. The Llay property was put into my name in March. I want to move. I understand that there is a CML six month 'rule', which means that my property ownership will be considered the same way as though I had purchased the house in March. Do I have to wait 6 months to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. many banks would take a sensible view as this clause is chiefly there to pick up on the purchase and immediately sell or the quick reselling of property.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Llay solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. You may wish to consider appointing your own Llay surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
After what feels like an age I have had an offer on a maisonette in Llay agreed to, but there is a chain. The owners have offered on a flat, but it’s not been accepted yet, and are looking at other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Llay. What should be my next step? When should I get the mortgage application with Skipton started?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Llay conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Skipton approved list. Concerning the subsequent phase this very much dictated by the uniqueness of your transaction, motivation for this property and on the state of the market. During a rising market the majority of buyers would apply for the mortgage with Skipton and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with the conveyancing in Llay.
I have justbecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Llay for a purchase of a leasehold flat 10 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Llay conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Llay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Llay are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llay you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llay may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I need to instruct a conveyancing solicitor in Llay for my house move. Is there any facility to review a solicitor's complaints history with the profession’s regulator?
You can read published Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.
Last December I purchased a leasehold flat in Llay. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a split level flat in Llay, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Llay with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease runs out on 21st October 2081
You have 57 years remaining on your lease we estimate the price of your lease extension to be between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
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 comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.