Last February we completed a house move in Highams Park. We have noticed several issues with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Highams Park?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Highams Park. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire called a SPIF. answers provided is inaccurate, 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 Highams Park.
I purchased a freehold house in Highams Park but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Highams Park and has limited impact for conveyancing in Highams Park 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 new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
My uncle passed away last year and as sole heir and executor I was left the property in Highams Park. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
Where you intend to refinance then Santander will insist on your using a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
I require fast conveyancing in Highams Park as I have a deadline to exchange contracts within 4 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are are a mortgage free buyer you have the choice not to do searches although no lawyer would advise that you don't. Drawing on our experience of conveyancing in Highams Park the following are examples of what can arise and therefore impact future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Road Schemes,...
Due to the input of my in-laws I had a survey completed on a house in Highams Park before retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some lenders may not issue a loan on such a home.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Highams Park. Conveyancing will be smoother if you use a solicitor in Highams Park especially if they regularly deal with such properties in Highams Park.
In my capacity as executor for the estate of my uncle I am selling a residence in Swansea but live in Highams Park. My lawyer (approximately 235 miles from mehas requested that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Highams Park who can attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Highams Park based