Last November we completed a house move in Cotham. We have since encountered a number of issues with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Cotham?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Cotham. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor completes a form referred to as a Seller’s Property Information Form. answers provided is misleading, you could possibly take legal action 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 Cotham.
We are looking to buy a property and require a conveyancing solicitor in Cotham who is on the Co-operative approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Cotham.
Our bank has suggested solicitors on their panel based in Cotham but I would rather choose a conveyancing lawyer in Cotham or nearer to where I live. Can you help?
The minority of Cotham conveyancing solicitors are on all lender’s conveyancing panel. Use the above search tool to identify a Cotham conveyancing conveyancer on the on the mortgage company panel.
Will commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in Cotham?
Its becoming the norm that commercial conveyancing solicitors in Cotham will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Cotham. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cotham.
For each commercial conveyancing transaction in Cotham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Cotham commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Cotham.
I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Cotham I like with open areas and transport links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Cotham in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
Last August I purchased a leasehold house in Cotham. Do I have any liability for service charges for periods before my ownership?
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. 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).
I acquired a 1st floor flat in Cotham, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Cotham with an extended lease are worth £211,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2093
With 67 years remaining on your lease the likely cost is going to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.