Last October we completed a house move in Moor Row. We have noticed several problems with the house which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in Moor Row?
The question is vague as to the nature of the problems and if they are relate to conveyancing in Moor Row. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the process, the vendor completes a questionnaire called a Seller’s Property Information Form. If the information is inaccurate, 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 Moor Row.
It is 10 years ago since I purchased my home in Moor Row. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down the title deeds. Is this a problem?
You need not be too concerned. First the deeds may be kept by the lender or they may be archived with the lawyers who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Moor Row involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
What is your number one tip for choosing a conveyancing solicitor in Moor Row
We would encourage you not to base your choice on the lowest Moor Row conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We are buying a detached bungalow in Moor Row. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve investigations to see if these works are permitted?
Your solicitor should review the registered title as conveyancing in Moor Row will on occasion identify restrictions in the title deeds which restrict categories of changes or require the consent of another owner. Many additions call for local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
I currently have a mortgage with HSBC for my property in Moor Row. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
HSBC must be informed of your intention in advance of letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Moor Row is the location of the property. What do you suggest?
Flying freeholds in Moor Row are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Moor Row you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Moor Row may ascertain 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.
How easy is it to switch conveyancer as I have to select a firm on the Birmingham Midshires conveyancing panel. I was using a high street conveyancing solicitor in Moor Row round the corner but the firm is not approved by Birmingham Midshires
It would be our pleasure to help you find a conveyancing solicitor in Moor Row on the Birmingham Midshires panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Moor Row. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Moor Row.
I have recently realised that I have 72 years left on my flat in Moor Row. I now wish to get lease extension but my landlord is absent. What options are available to me?
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 an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the lessor. For most situations a specialist would be helpful to try and locate and to produce a report to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Moor Row.
I acquired a split level flat in Moor Row, conveyancing having been completed 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Moor Row with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease expires on 21st October 2076
With just 55 years left to run we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.