Last June we completed a house move in Wadebridge. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Wadebridge?
The query is not clear as to the nature of the problems and if they are unique to conveyancing in Wadebridge. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a property owner completes a form referred to as a Seller’s Property Information Form. If the information provided is inaccurate, then you may have a 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 Wadebridge.
My aunt passed away six months ago and as sole heir and executor I was left the house in Wadebridge. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this possible?
If you plan to refinance then Santander will insist on your using a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
This question may be naive but I am new to the process as FTB of a ground floor flat in Wadebridge. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Wadebridge?
On the day of completion you will not be required to go to the conveyancers office in Wadebridge. Conveyancing lawyers for you will arrange to send the completion advance to the seller's lawyers, and once they have received this, you will be able to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
A friend informed me that in purchasing a property in Wadebridge there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Wadebridge which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Wadebridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Wadebridge. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I do know about the CML six month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in August. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most lenders would take a practical view as this obligation primarily exists to identify subsales or the wholesaling and assigning of property.
I know that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when buying a house in Wadebridge? or Apparently there is historic law that could mean that homeowners living in a parish church boundary may be liable to contribute towards repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Wadebridge?
Unless a previous purchase of the premises took place after 12 October 2013 you could assume that conveyancing practitioners delivering conveyancing in Wadebridge to continue to recommend a chancel search and or insurance against a claim.
Just had an offer accepted on a new build flat in Wadebridge. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wadebridge
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Helen (my wife) and I may need to sub-let our Wadebridge ground floor flat temporarily due to taking a sabbatical. We used a Wadebridge conveyancing firm in 2004 but they have closed and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?
Some leases for properties in Wadebridge do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Leasehold Conveyancing in Wadebridge - A selection of Queries before Purchasing
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What prohibitions are contained in the Wadebridge Lease? Many Wadebridge leasehold flats will incur a service bill for maintenance of the block levied on behalf of the freeholder. Where you acquire the flat you will have to meet this liability, normally quarterly during the year. This may vary from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a ground rent to be met annual, this is usually not a significant sum, say around £50-£100 but you need to check as sometimes it could be surprisingly expensive. How many years remain on the lease?