My wife and I have lately acquired a property in Bath. We have noticed several issues with the property which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Bath?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Bath. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor answers a form referred to as a SPIF. answers ends up being inaccurate, then you may have a 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 Bath.
We previously appointed solicitors located in Bath on the Yorkshire BS solicitor approved list. They have just invoiced me a supplemental amount for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The charge is not dictated by Yorkshire BS but by your Bath property lawyer. Some firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee but some firms include it on their overall fee.
I am buying a property in Bath. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that you are obtaining a mortgage with HSBC your lawyer must follow the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease does not satisfy these specifications. The conditions relate to the installation of panels on properties nationwide and is not isolated to Bath.
I have paid off my mortgage with Santander. I assume I don't need a Bath solicitor on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
What makes your site different to other online quote calculators for conveyancing in Bath?
At this site obtain an accurate quote via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Bath. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you choose them for your conveyancing in Bath
My cousin has urged me to use his conveyancing solicitors in Bath. Should I choose my own conveyancer?
Much as we are happy to recommend a Bath conveyancing lawyer the best way to find a conveyancing lawyer is to seek guidance from friends or relatives who have actually previously instructed the conveyancer you're contemplating using.
I've recently bought a leasehold property in Bath. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Bath Leasehold Conveyancing - A selection of Queries Prior to Purchasing
-
How much is the maintenance charge and ground rent on the property? The answer will be important as a) areas may cause problems for the building as the common areas may begin to deteriorate if services are not paid for b) if the leasehold owners have an issue with the running of the building you will want to have all the details
Is planning permission necessary to split a house into a couple of flats in Bath? This has been done to a property opposite to a relative in Bath and was ignorant of it happening until it was finished.
Planning Permission yes. Building Reg Approval yes.