Last February we completed a house move in Darlington. We have noticed several issues with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered as part of conveyancing in Darlington?
The question is not clear as what problems have arisen and if they are specific to conveyancing in Darlington. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a form called a SPIF. answers provided is misleading, you could possibly take legal action 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 Darlington.
What does my ID and proof of funds have anything to do with my conveyancing in Darlington? Why is this being asked of me?
Darlington conveyancing solicitors and indeed property practitioners throughout the UK have an obligation under money laundering regulations to verify the ID of any client in order to ensure that clients are who they say they are.
Conveyancing clients will need to supply two forms of certified identification; proof of identity (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement no more than three months).
Confirmation of source of funds is also required in accordance with the money laundering regulations as lawyers are required to check that the money you are utilising to buy a property (be it the exchange deposit or the full purchase price if you are a cash purchaser) has come from an acceptable source (such as employment savings) as opposed to the proceeds of illegitimate behaviour.
My friend suggested that if I am buying in Darlington I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Darlington conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Darlington around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Darlington Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Darlington Education with plans and statistics, Local Amenities and other useful information concerning Darlington.
I am looking for a flat up to £195,000 and identified one close by in Darlington I like with a park and railway links nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Darlington in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan that many years will be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
Am I best advised to choose a Darlington conveyancing practitioner in close proximity to the house I am hoping to buy? We have a good friend who can conduct the legal formalities but his firm is located approximately 350kilometers drive away.
The primary upside of using a high street Darlington conveyancing firm is that you can attend the office to execute documents, present your ID and pester them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were happy that must surpass using an unknown Darlington conveyancing lawyer solely due to them being based in the area.
What is the average conveyancing fee for conveyancing in Darlington?
The average cost last year for conveyancing in Darlington was just under one thousand five hundred pounds not including Land Tax and HMLR charges.