We chose a high street solicitor for our conveyancing in Ampthill last week. Upon checking the official terms of business I seeI am on the hook for charges even where the conveyance does not complete. Should I ditch them and appoint a web based solicitor practice promising no completion no cost conveyancing in Ampthill?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be uplifted to counteract the conveyances that fail to complete. Also remember that such promotions generally do not protect you from disbursements for example Ampthill conveyancing search fees.
My wife and I have recently acquired a house in Ampthill. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Ampthill?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Ampthill. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a questionnaire called a SPIF. answers is inaccurate, 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 Ampthill.
I'm purchasing a new build house in Ampthill with a mortgage from Virgin Money. The builders refused to reduce the amount so I negotiated 6k of extras instead. The sale representative advised me not disclose to my conveyancer about the extras as it will impact my mortgage with the lender. Should I keep quiet?.
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 element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Ampthill is where the house is located. Can you offer any opinion?
Flying freeholds in Ampthill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ampthill you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ampthill may decide 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.
My uncle has recommend that I appoint his lawyers for conveyancing in Ampthill. Should I choose my own solicitor?
Much as we are happy to recommend a Ampthill conveyancing lawyer the ideal way to select a conveyancing lawyer is to seek referrals from friends or family who have experience in using the conveyancer you're contemplating using.
Back In 2003, I bought a leasehold house in Ampthill. Conveyancing and Barclays Direct mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Ampthill who previously acted has long since retired. Do I pay?
First contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Ampthill conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Ampthill Conveyancing for Leasehold Flats - A selection of Queries before buying
-
It is important to be aware if a new roof is being installed or some other major work is due in the foreseeable future to be shared between the tenants and could well dramatically impact the level of the maintenance fees or require a specific invoice. Are any of leasehold owners in dispute over their service charge liability?