Last August we completed a house move in Page Green. We have noticed several problems with the property which we suspect were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out for conveyancing in Page Green?
The question is not clear as to the nature of the problems and if they are relate to conveyancing in Page Green. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller answers a document known as a Seller’s Property Information Form. If the information turns out to be misleading, you may have a misrepresentation 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 Page Green.
The Page Green conveyancing lawyers that just started acting on my purchase in Page Green have without warning shut down. I chose them because I needed a firm on the Coventry BS conveyancing panel and my family Page Green lawyer was not. I sent them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
We had selected conveyancers based in Page Green on the Yorkshire BS solicitor approved list. They are now charging me a further charge for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer can levy a fee for this. This fee is not set by Yorkshire BS but by your Page Green lawyer. Some firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
How can we know in advance if a Page Green conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Page Green getting 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 advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being a right pain. The Page Green solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when buying a house in Page Green?
Unless a prior acquisition of the house took place after 12 October 2013 you can take it that conveyancing practitioners delivering conveyancing in Page Green to continue to recommend a chancel search and or insurance against a claim.
Are there any apps to help identify a Page Green law firm on the Barclays Direct conveyancing panel? I have wheels and am happy to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the facility on this website. Please pick a mortgage company and your location and you will see a number of Page Green conveyancing lawyers located nearest you. We have detailed some Page Green conveyancing firms towards the end of this page and you can call them to check whether they are on the Barclays Direct approved list
I am looking at a two apartments in Page Green both have approximately 50 years unexpired on the lease term. Will this present a problem?
A lease is a legal document that entitles you to use the property for a period of time. As the lease gets shorter the value of the lease deteriorates and it becomes more costly to acquire a lease extension. For this reason it is often a good idea to extend the lease term. Sometimes it is difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this field.
I am the leaseholder of a basement flat in Page Green. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a Page Green property is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The unexpired residue of the current lease was 74.13 years.