Last June we completed a house move in Ardleigh Green. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Ardleigh Green?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Ardleigh Green. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the process, a seller answers a form known as a Seller’s Property Information Form. answers proves to be incorrect, you may have a misrepresentation 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 Ardleigh Green.
The Ardleigh Green conveyancing lawyers that I appointed last week on my purchase in Ardleigh Green have suddenly shut down. I chose them because I needed a lawyer on the HSBC conveyancing panel and my preferred Ardleigh Green lawyer was not. I paid them funds in advance. What do I do now?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
three months have elapsed following my purchase conveyancing in Ardleigh Green completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I use a Ardleigh Green conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can carry out the conveyancing but they are based a couple of hundredkilometers away.
The benefit of a high street Ardleigh Green conveyancing firm is that you can drop in to execute paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and the majority were happy that should surpass using an unfamiliar Ardleigh Green conveyancing solicitor just because they are local.
Can you provide any advice for leasehold conveyancing in Ardleigh Green with the purpose of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Ardleigh Green can be reduced if you instruct lawyers the minute you market your property and request that they start to put together the leasehold information which will be required by the purchasers’ conveyancers. You believe that you know the number of years remaining on your lease but it would be advisable double-check via your solicitors. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 75 years. In the circumstances it is important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. Some Ardleigh Green leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. If you have the benefit of shareholding in the freehold, you should make sure that you hold the original share certificate. Obtaining a new share certificate can be a lengthy process and delays many a Ardleigh Green home move. Where a reissued share is necessary, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Ardleigh Green state that internal structural changes or addition of wooden flooring calls for a licence from the Landlord acquiescing to such works. Should you dont have the consents to hand do not contact the landlord without contacting your solicitor in the first instance.
Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Ardleigh Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the price.
An example of a Lease Extension decision for a Ardleigh Green flat is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired lease term was 57.5 years.
At last I have had an offer on an flat in Ardleigh Green agreed to, but there is a chain. The owners have submitted an offer on a property, however it’s not been accepted yet, and has viewings of other apartments booked. I have selected a local conveyancing lawyer in Ardleigh Green. What should be my next step? When should I get the mortgage application with Skipton started with Skipton?
It is standard to have concerns where there is an associated chain given your reluctance to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Ardleigh Green conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Skipton conveyancing panel. Regarding the next steps this very much depends on the specifics of your transaction, desire for this property and on the state of the market. In a hot market the majority of buyers would apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with the conveyancing in Ardleigh Green.