My partner and I have just purchased a house in Pratt's Bottom. We have since encountered a number of problems with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out as part of conveyancing in Pratt's Bottom?
The query is vague as what problems have arisen and if they are unique to conveyancing in Pratt's Bottom. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a form called a Seller’s Property Information Form. If the information turns out to be misleading, you could possibly take legal action 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 Pratt's Bottom.
Are the Pratt's Bottom conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Pratt's Bottom conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
How does conveyancing in Pratt's Bottom differ for new build properties?
Most buyers of new build premises in Pratt's Bottom contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because builders in Pratt's Bottom typically buy 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 conveyancing solicitors 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 Pratt's Bottom or who has acted in the same development.
I am looking for a conveyancing solicitor in Pratt's Bottom for my house move. Is it possible to see a solicitor's record with the legal regulator?
Members of the public may search for documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.
Can you provide any top tips for leasehold conveyancing in Pratt's Bottom from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Pratt's Bottom can be bypassed if you instruct lawyers the minute your agents start advertising the property and ask them to put together the leasehold documentation needed by the buyers’ solicitors. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a property where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as over rather than unresolved. A minority of Pratt's Bottom leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Obtaining a replacement share certificate can be a time consuming formality and slows down many a Pratt's Bottom conveyancing transaction. Where a new share is needed, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible.
Having spent years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Pratt's Bottom. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We can put you in touch with a Pratt's Bottom conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Pratt's Bottom premises is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.
My fiance and I are purchasing a 2 room housein Pratt's Bottom with a loan from a lender. We like our solicitor in Pratt's Bottom however our bank inform us now that she’s not approved on their "panel". Apparently we need to choose one of the our lender panel firms or stay with our Pratt's Bottom conveyancer and pay for one of their panel ones to represent our bank. We feel as though this is unjust; Can we not simply insist that our bank use our Pratt's Bottom lawyer?
Unfortunately,no. The bank mortgage offered to you is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. in the past, most lenders had open panels, including almost all conveyancing solicitors in Pratt's Bottom : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.