My brother and I have recently acquired a house in Greystones. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Greystones?
The question is not clear as what problems have arisen and if they are specific to conveyancing in Greystones. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire referred to as a SPIF. If the information ends up being inaccurate, then you may have a claim 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 Greystones.
I am the registered owner of a freehold property in Greystones but still charged rent, why is this and what is this?
It is rare for properties in Greystones and has limited impact for conveyancing in Greystones but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
A colleague advised me that in buying a property in Greystones there may be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Greystones which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Greystones should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My lawyer has informed me that lack of right of way insurance is necessary on my purchase. What is the level of cover for Greystones conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I have instructed a Greystones conveyancing practitioner having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Greystones postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Greystones.
The deeds to my home are lost. The conveyancers who conducted the conveyancing in Greystones 10 years ago no longer exist. What are my options?
These day there are duplicates made of almost everything, and your solicitor will be aware precisely where to locate all the appropriate documentation so you may purchase or sell your property without any difficulty. Where copies can’t be located, your conveyancer can arrange cover in the form of insurance or indemnities against future claims on the premises.
How does conveyancing in Greystones differ for new build properties?
Most buyers of new build property in Greystones contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Greystones tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Greystones or who has acted in the same development.
What are my options where I am unhappy with the conveyancer who carried out our conveyancing in Greystones?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that every so often matters do not go as planned. Nevertheless there is recourse where you were unhappy with your conveyancing in Greystones. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If you remain dissatisfied you may consider enlisting the help of the Legal Ombudsman.