My brother and I have recently bought a property in Gwynedd. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Gwynedd?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Gwynedd. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a document known as a Seller’s Property Information Form. answers provided is incorrect, you could possibly take legal action 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 Gwynedd.
We are planning to acquire a property and require a conveyancing solicitor in Gwynedd who is on the Santander approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Gwynedd.
Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Gwynedd?
Its becoming the norm that commercial conveyancing solicitors in Gwynedd will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Gwynedd. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Gwynedd.
For every commercial conveyancing transaction in Gwynedd it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Gwynedd commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Gwynedd.
I purchased a 4 bedroom Edwardian house in Gwynedd. Conveyancing lawyer acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching address. Is it worth asking Coventry Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gwynedd and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build flat in Gwynedd. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Gwynedd
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Due to the input of my in-laws I had a survey completed on a house in Gwynedd prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies tend refuse to issue a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you contact us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gwynedd. Conveyancing may be slightly more expensive based on your lender's requirements.