My partner and I have lately acquired a house in Swanage. We have since encountered a number of issues with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in Swanage?
The question is vague as to the nature of the problems and if they are unique to conveyancing in Swanage. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a seller completes a form referred to as a Seller’s Property Information Form. answers is misleading, 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 Swanage.
I am assisting my sister sell her property in Swanage. Will the solicitor arrange the energy assessment or it is for me to coordinate?
After the demise of Home Information Packs, energy assessments remained a mandatory element of moving house. An energy assessment should be commissioned prior to the property being placed on the market. This is not a task that law firms ordinarily organise. If you are instructing a Swanage conveyancing lawyer they may be able to arrange energy performance certificates due to their contacts with long established Swanage energy assessors
My wife and I buying a 4 bedroom semi-detached house in Swanage. Our aim is to carry out a loft conversion at the property.Will legal conveyancing on the property include investigations to determine if these works are prohibited?
Your solicitor should check the registered title as conveyancing in Swanage can on occasion reveal restrictions in the title deeds which restrict certain changes or need the consent of a 3rd party. Some extensions need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
I have instructed a Swanage lawyer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Swanage surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just bought a semi-detached house in Swanage , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Swanage conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
There is nothing unique about conveyancing in Swanage registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. As of today roughly 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted delays. Historically registration is effected once the buyer has moved in to the premises thus an expedited registration is not typically primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
I'm buying a new build house in Swanage benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of additionals instead. The sale representative advised me not inform my conveyancer about this deal as it could impact my loan with Platform Home Loans Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Swanage is where the house is located. What do you suggest?
Flying freeholds in Swanage are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Swanage you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swanage may determine 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.
I am looking to sell my home. My past lawyers closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Swanage if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Swanage. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.