Last January we completed a house move in Whitefield. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered for conveyancing in Whitefield?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Whitefield. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner answers a form called a Seller’s Property Information Form. If the information provided is misleading, you may have a misrepresentation claim 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 Whitefield.
It is a dozen years since I acquired my property in Whitefield. Conveyancing solicitors have recently been appointed on the sale but I can't locate my deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they may be in the possession of the conveyancers who handled the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Whitefield relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
How does conveyancing in Whitefield differ for newly converted properties?
Most buyers of new build residence in Whitefield come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Whitefield tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whitefield or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my business premises in Whitefield and how can you help?
The particular law that you refer to affords protection to commercial tenants, giving them the right to apply to court for a renewal tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Whitefield is one of the numerous locations in which the firms we work with are located
In sourcing the world wide web for the term cheap conveyancing in Whitefield it shows results of many solicitorslocally. How do I determine which is the suitable solicitor for the sale of my house?
The preferential method of choosing the right conveyancer is via trusted referral, so seek the guidance of colleagues and family who have acquired a property in Whitefield or the local estate agent or financial adviser. Fees for conveyancing in Whitefield vary, so it's advisable to obtain at least four fee estimates from different companies. Dont forget to clarify that the charges are guaranteed not to to be inflated.
I am in need of some leasehold conveyancing in Whitefield. Before I get started I want to be sure as to the unexpired term of the lease.
If the lease is recorded at the land registry - and 99.9% are in Whitefield - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a leasehold flat in Whitefield, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Whitefield with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2079
With 54 years left to run we estimate the price of your lease extension to be between £32,300 and £37,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns 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 based on this information before seeking the advice of a professional.