My partner and I have just purchased a house in Waterhouses. We have noticed several issues with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Waterhouses?
The query is vague as to the nature of the problems and if they are unique to conveyancing in Waterhouses. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner fills in a form referred to as a SPIF. If the information ends up being inaccurate, you may have a misrepresentation 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 Waterhouses.
My flat in Waterhouses is up for sale and I have a purchaser. Will my property lawyer have to be on the Virgin Money conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
We previously appointed conveyancers locally in Waterhouses on the RBS solicitor approved list. They have just billed me an additional amount for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Provided it is contained in their Terms of Engagement or estimate then yes your solicitor may levy a fee for this. This charge is not set by RBS but by your Waterhouses solicitor. Numerous firms on the RBS panel will levy ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
We are getting the release of further funds on our mortgage from Principality as we want to carry out alterations to our property in Waterhouses. Are we obliged to appoint a local Waterhouses solicitor on the Principality conveyancing panel to deal with the legals?
Principality do not ordinarily instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being pedantic. The Waterhouses solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What tools are available to identify a Waterhouses law firm on the TSB conveyancing panel? I am a keen cyclist and am willing to travel upto 10kilometers to meet the solicitor.
Feel free to make use of the search on this page. Please select a mortgage company and your location and you will see a number of Waterhouses conveyancing lawyers located nearest you. We have detailed some Waterhouses conveyancing firms towards the end of this page and you can telephone them to see whether they are on the TSB panel
Jane (my partner) and I may need to let out our Waterhouses ground floor flat for a while due to a career opportunity. We instructed a Waterhouses conveyancing firm in 2001 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your last Waterhouses conveyancing solicitor is no longer around you can review your lease to check if it allows you to sublet the property. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you are obliged to seek permission from your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet without first obtaining consent. The consent must not not be unreasonably withheld. If your lease prohibits you from subletting the property you should ask your landlord for their consent.
I am the registered owner of a studio flat in Waterhouses, conveyancing was carried out December 2009. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Waterhouses with over 90 years remaining are worth £265,000. The ground rent is £50 yearly. The lease terminates on 21st October 2101
With only 76 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.
I need to assess quotes for conveyancing in Waterhouses from three conveyancing practitioner and choose one. Am I right to tell them to hold tight until I have found somewhere to purchase.
We would recommend that you only get your lawyer to open a file and apply for searches once the offer has been agreed to on the property particularly as Waterhouses conveyancing searches are a couple of hundred pounds.