Last January we completed a house move in Blaydon On Tyne. We have since encountered a number of issues with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out for conveyancing in Blaydon On Tyne?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Blaydon On Tyne. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner fills in a document called a SPIF. If the information is incorrect, then you may have a claim against the vendor 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 Blaydon On Tyne.
Having sold my house in Blaydon On Tyne last November yet the purchaser is calling daily to moan that her conveyancer is waiting to hear from mine. What are the post completion sale formalities following completion?
After completion of your sale your solicitor is committed to send the transfer documentation and all of the paperwork to the purchaser's lawyers. Where relevant, your solicitor must also evidence that the legal charge in favour of the lender has been repaid to the buyers solicitors. There is unlikely to be post completion procedures specific conveyancing in Blaydon On Tyne.
My relative suggested that where I am buying in Blaydon On Tyne I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Blaydon On Tyne conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Blaydon On Tyne around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Blaydon On Tyne.
I'm buying a new build house in Blaydon On Tyne with a loan from Santander. The builders would not reduce the amount so I negotiated 6k of extras instead. The estate agent suggested that I not inform my conveyancer about the extras as it would impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Blaydon On Tyne prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks may refuse to give a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Blaydon On Tyne. Conveyancing may be slightly more expensive based on your lender's requirements.
I've recently bought a leasehold house in Blaydon On Tyne. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner 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. It is an essential part 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).
Leasehold Conveyancing in Blaydon On Tyne - A selection of Queries before buying
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How is the lease structured? What restrictions exist in the Blaydon On Tyne Lease? Make sure you discover if the the lease contains any unreasonable restrictions in the lease. For instance it is very common in Blaydon On Tyne leases that pets are not permitted in in a block in Blaydon On Tyne. If you love the propertyin Blaydon On Tyne yet your cat is not allowed to live with you then you will be faced difficult determination.