My wife and I have just acquired a property in Warminster. We have since encountered a number of problems with the house which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Warminster?
The question is vague as to the nature of the problems and if they are unique to conveyancing in Warminster. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a form known as a Seller’s Property Information Form. If the information provided is inaccurate, you could possibly take legal action 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 Warminster.
I purchased a freehold property in Warminster yet invoiced for rent, why is this and what is this?
It is rare for properties in Warminster and has limited impact for conveyancing in Warminster 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh 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 post 2037 is to be dispensed with completely.
I'm buying a new build house in Warminster benefiting from help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The property agent told me not disclose to my conveyancer about the extras as it may impact my loan with the lender. Do I keep my lawyer in the dark?.
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'm refinancing my primary property to a BTL mortgage with Accord Mortgages Ltd and intend to use the remaining equity as a down payment on further property. The neighborhood we are interested in is Warminster. Will your lawyers be able to act for the two banks and tie in the conveyances?
Make use of our search tool on this page to be sure that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer should be able to connect the two conveyancing matters but you should have a chat with you solicitor and communicate your expectations and needs.
Looking forward to exchange soon on a leasehold property in Warminster. Conveyancing lawyers assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Warminster should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Do you need to have carpet in the flat or are you allowed wood flooring? Whether the lease restricts you from subletting the property, or working from home An explanation concerning the obligations in the lease to pay service charges - in relation to the building, and the wider rights a tenant enjoys Will you be prohibited or prevented from having pets in the property?
Warminster Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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The answer will be helpful as a) areas can result in problems in the building as the common areas may begin to deteriorate where services are not paid for b) if the leaseholders have a dispute with the managing agents you will need to know about it Is anyone aware of any major works on the horizon that will increase the service costs? Who takes charge for maintaining and repairing the block?
I note that you have a search directory listing firms on the bank conveyancing panel. Do Warminster conveyancing companies pay you a referral fee if I instruct them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Warminster.