My wife and I have recently purchased a house in Great Stanmore. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in Great Stanmore?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Great Stanmore. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the process, a property owner answers a document known as a Seller’s Property Information Form. If the information turns out to be incorrect, you may have a misrepresentation claim 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 Great Stanmore.
My brother-in-law has suggested I instruct a conveyancing solicitor in Great Stanmore. I need to find out whether they are accepted on the Norwich and Peterborough Building Society approved list of lawyers. Could you help?
The first thing you should do is call the lawyer and ask them whether they are on the lender panel. Otherwise you should get in touch with Norwich and Peterborough Building Society who may be able to assist.
Just had an offer accepted on a new build apartment in Great Stanmore. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Great Stanmore
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Please confirm the Lease plans are architect prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.
Am I better off to instruct a Great Stanmore conveyancing solicitor based in the vicinity that I am hoping to buy? We have a good friend who can handle the conveyancing however her office is over three hundred miles drive away.
The primary upside of using a high street Great Stanmore conveyancing firm is that you can pop in to execute paperwork, hand in your ID and pester them if necessary. They will also have local knowledge which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and in the main were happy that should trump using an unfamiliar Great Stanmore conveyancing lawyer just because they are based in the area.
We expect to complete the disposal of our £400,000 maisonette in Great Stanmore on Monday in a week. The managing agents has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Great Stanmore?
Great Stanmore conveyancing on leasehold apartments often necessitates the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is under no legal obligation to answer such questions the majority will be content to assist. They are entitled to charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is above £800. The administration charge levied by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, otherwise the invoice is not strictly payable. Reality however dictates that you have no choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I inherited a a ground floor purpose built flat in Great Stanmore. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
if there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to assess the premium.
An example of a Lease Extension case for a Great Stanmore flat is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The unexpired term was 70.25 years.
How easy is it to change a solicitor as I need to find a Great Stanmore based one who is on the lender conveyancing panel. Is it practical to instruct different lawyers?
In the event that you have not formally appointed a conveyancer to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Great Stanmore that you're thinking of instructing.