Last August we completed a house move in Lytham St Annes. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Lytham St Annes?
The query is not clear as to the nature of the problems and if they are unique to conveyancing in Lytham St Annes. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a form known as a Seller’s Property Information Form. answers proves to be incorrect, you could possibly take legal action 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 Lytham St Annes.
We are purchasing a property and require a conveyancing solicitor in Lytham St Annes who is on the UBS solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Lytham St Annes.
I used Action Conveyancing a few years past for my conveyancing in Lytham St Annes. Now, I need my files but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lytham St Annes of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Lytham St Annes differ for newly converted properties?
Most buyers of new build or newly converted property in Lytham St Annes approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Lytham St Annes tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lytham St Annes or who has acted in the same development.
I am tempted by the attractive purchase price for a couple of maisonettes in Lytham St Annes which have approximately 50 years remaining on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in Lytham St Annes is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most buyers and lenders, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Lytham St Annes conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I bought a 2 bed flat in Lytham St Annes, conveyancing was carried out in 2003. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Lytham St Annes with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2083
With 61 years unexpired we estimate the premium for your lease extension to span between £18,100 and £20,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
Is it true that a Lytham St Annes conveyancing company has court proceedings brought against them by a client for failing to conduct comprehensive conveyancing investigations?
Our attention has not be brought to such a Lytham St Annes conveyancing claim but according to a recent report, clients buying a property elsewhere in England successfully won a case against their conveyancer due to development plans to build a wind farm failing to be identified in conveyancing searches.
Where you are purchasing in Lytham St Annes It is important that your lawyer conduct all Lytham St Annes conveyancing searches necessary to ensure you have relevant and current information before purchasing a home in Lytham St Annes.