Last February we completed a house move in Sands End. We have noticed several issues with the house which we consider were missed in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Sands End?
The question is vague as to the nature of the problems and if they are relate to conveyancing in Sands End. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire called a SPIF. answers is incorrect, then you may have a claim 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 Sands End.
I am the registered owner of a freehold residence in Sands End but still charged rent, why is this and what is this?
It’s unusual for properties in Sands End and has limited impact for conveyancing in Sands End but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.
Is it necessary to take out insurance to address the risk of chancel repairs when acquiring a house in Sands End?
Unless a previous acquisition of the house completed post 12 October 2013 you can expect lawyers handling conveyancing in Sands End to continue to advocate a chancel search and or insurance against a claim.
I decided to have a survey completed on a property in Sands End before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will not grant a loan on such a house.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sands End. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sands End to see if the conveyancing costs will increase in light of this.
We're FTB’s - agreed a price, yet the estate agent told us that the owners will only go ahead if we use their recommended lawyers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Sands End
It is improbable the owners are behind this. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the owners and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to instruct your own,trusted Sands End conveyancing firm - not the ones that will provide the estate agent a kickback or hit his conveyancing thresholds pre-set by senior management.
Planning to sign contracts shortly on a garden flat in Sands End. Conveyancing solicitors inform me that they will have a report out to me next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Sands End should include some of the following:
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Does the lease prevent you from letting out the property, or having a home office for business Does the lease require carpeting throughout thus preventing wood flooring? The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Changes to the premises Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Sands End conveyancing firm to represent me?
Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a Sands End residence is 29 Sisters Avenue in April 2013. The Tribunal camme to the conclusion that the entire freehold should be transferred by the landlord to the nominee purchaser. The price to be paid was the sum of £53,527. This had been arrived at by applying a deferment rate of 5.25% to the freehold reversion and relativity of 95.4% to the leasehold values. This case was in relation to 4 flats. The unexpired lease term was 85.78 years.