Last November we completed a house move in Cullercoats. We have noticed several problems with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been carried out for conveyancing in Cullercoats?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Cullercoats. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire referred to as a Seller’s Property Information Form. answers turns out to be inaccurate, you could possibly take legal action 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 Cullercoats.
Are the BSA planning on creating a search tool with a view to to identify firms on the Coventry BS conveyancing panel for instance in Cullercoats?
We have not been informed any plans on the part of the BSA to develop such a search facility.
I need some expedited conveyancing in Cullercoats as I am faced with pressure to complete inside one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are are a mortgage free buyer you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Cullercoats the following are instances of what can show up and therefore impact future saleability: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
How simple is it to change solicitor as I have to instruct one who is on the Norwich and Peterborough Building Society conveyancing panel. I was using a high street conveyancing solicitor in Cullercoats five minutes from me but he is not approved by Norwich and Peterborough Building Society
We will our best to assist in finding you a conveyancing solicitor in Cullercoats on the Norwich and Peterborough Building Society panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Cullercoats. In utilising search facility on this website, you can contrast costs for conveyancing solicitors in Cullercoats and beyond.
I am a negotiator for a long established estate agent office in Cullercoats where we see a few leasehold sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Cullercoats conveyancing firms. Please can you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Cullercoats Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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Be sure to investigate if the the lease contains any onerous restrictions in the lease. For instance it is very common in Cullercoats leases that pets are not allowed in certain buildings in Cullercoats. If you like the apartmentin Cullercoats however your cat can’t make the move with you then you will be faced difficult choice. In the main the outlay for major works tend not to be incorporated into the maintenance charges, although a few managing agents in Cullercoats obliged leasehold owners to pay into a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance.
Should one as executor remove a deceased person's details from the title register for a house in Cullercoats?
If a Cullercoats property is co-owned and one of the owners dies, the name will not automatically be removed from the Land Registry title. You are not required to remove their name as in the event of a disposal your lawyer would simply be required to evidence why the other proprietor is missing from the contract, such as a grant of probate.
With a view to making the sale conveyancing more straight forward in the future you can apply to have the deceased party removed from the title register by submitting an application to the land registry with proof of the death. There is no land registry fee payable.