Last January we completed a house move in Ascot. We have noticed several issues 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 should have been ordered for conveyancing in Ascot?
The query is not clear as to the nature of the problems and if they are specific to conveyancing in Ascot. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a document known as a SPIF. answers is 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 Ascot.
Can you explain why leasehold purchase conveyancing in Ascot is more expensive?
Ascot leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My wife and I purchasing a terrace house in Ascot. We would like to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to determine if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in Ascot will occasionally reveal restrictions in the title deeds which restrict categories of changes or necessitated the permission of a 3rd party. Certain works call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Can I be sure that the Ascot conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Ascot seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Ascot conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I am buying a house and the solicitor has mentioned Chancel Repair to which the property may be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly warranted for conveyancing in Ascot
Unless a previous purchase of the premises completed post 12 October 2013 you could assume that conveyancing practitioners carrying out conveyancing in Ascot to remain recommending a chancel search and or chancel repair liability insurance.
The estate agent has sent us the confirmation of our purchase of a new build flat in Ascot. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ascot
-
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Do I need to be concerned that brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Ascot conveyancing firm?
As is the case with lots of professional services, often recommendations from family and friends can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and lenders may put forward lawyers to appoint. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You have the right to choose your own lawyer. Don't forget that most lenders specify a panel list of law firms you have to use for the lender aspect of your house move.