My wife and I have just bought a house in Snaresbrook. We have noticed several issues with the property which we consider were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Snaresbrook?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Snaresbrook. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a document called a SPIF. If the information turns out 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 Snaresbrook.
Finally the sale completed on my house in Snaresbrook last April yet the purchaser is calling every few hours to say his solicitor needs to hear from mine. What are the post completion sale legalities following completion?
Post completion of your disposal your lawyer is obliged to send the transfer deeds and all of the paperwork to the buyer’s conveyancer. If applicable, your lawyer should also confirm that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in Snaresbrook.
I am helping my step-mother sell her property in Snaresbrook. Does the conveyancing solicitor commission an energy assessment or do I organise this?
After the demise of Home Information Packs, energy assessments was left as a compulsory part of selling a house. An energy performance certificate must be commissioned in advance of the property being advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Snaresbrook conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with reputable local providers
Is it the case that all Snaresbrook CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved firms?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We previously chose solicitors based in Snaresbrook on the Bank of Ireland solicitor panel. They are now charging me a separate amount for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. The fee is not dictated by Bank of Ireland but by your Snaresbrook lawyer. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Snaresbrook is the location of the property. Can you offer any assistance?
Flying freeholds in Snaresbrook are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Snaresbrook 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 Snaresbrook 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 premises.
Do you have any top tips for leasehold conveyancing in Snaresbrook with the aim of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Snaresbrook can be avoided if you appoint lawyers the minute your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ conveyancers. Many freeholders or Management Companies in Snaresbrook charge for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Snaresbrook. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Snaresbrook state that internal structural changes or installing wooden flooring require a licence from the Landlord approving such changes. Should you fail to have the approvals in place do not contact the landlord without checking with your lawyer in advance. If you have had any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may need to swallow your pride and discharge any arrears of service charge or settle 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 are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than unresolved. Some Snaresbrook leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The 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 service charge figures so that they can pass this information on to the buyers or their lawyers.
I own a first flat in Snaresbrook. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the premium.
An example of a Freehold Enfranchisement decision for a Snaresbrook premises is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case was in relation to 2 flats. The remaining number of years on the lease was 73.92 years.
What is the reason for new build conveyancing in Snaresbrook being more expensive?
Acquiring a new build premises is significantly different from the standard house purchase conveyancing in Snaresbrook. Firstly developers normally require contracts to exchange within a tight deadline, the result being a lot of pressure on your conveyancing practitioner to ensure everything is in order. In addition new build premises often involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders obligations are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.