My partner and I have recently acquired a house in Grassendale. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been carried out as part of conveyancing in Grassendale?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Grassendale. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire known as a Seller’s Property Information Form. If the information turns out to be incorrect, then you may have a claim 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 Grassendale.
Having sold my house in Grassendale last September yet the purchaser is SMS messaging every few hours complaining that her lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?
After completion of your disposal your conveyancer should forward the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your solicitor should also evidence that the mortgage has been paid off to the buyers solicitors. There are no post completion tasks unique to conveyancing in Grassendale.
We are buying a house in Grassendale. I might seem paranoid but how we can trust a lawyer? At some point we will need to send money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my niece sell her property in Grassendale. Does the solicitor order an energy assessment or should I organise this?
After the demise of Home Information Packs, energy assessments was maintained a mandatory element of moving house. An EPC needs to be to hand before the property is placed on the market. This is not something that solicitors normally organise. If you are instructing a Grassendale conveyancing solicitor they might help arrange energy assessments due to their relationships with long established Grassendale energy assessors
I currently have a mortgage with TSB for my property in Grassendale. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel solicitor.
I used Arc property Solicitors several years ago for my conveyancing in Grassendale. I now require my file but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Grassendale of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £305k and identified one near me in Grassendale I like with a park and railway links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Grassendale 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 home loan that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
My partner has encouraged me to use his conveyancers in Grassendale. Do I follow his advice?
No doubt the best way to choose a conveyancing lawyer is to seek recommendations from friends or family who have experience in using the firm you're are thinking of instructing.