My wife and I have recently purchased a house in Ickenham. We have noticed several issues with the property which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered for conveyancing in Ickenham?
The query is vague as what problems have arisen and if they are unique to conveyancing in Ickenham. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the process, a property owner fills in a form known as a SPIF. answers turns out to be incorrect, you could possibly take legal action 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 Ickenham.
In what way does my ID and proof of funds have anything to do with my conveyancing in Ickenham? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you are required to sign should confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to hand over ID verification documents, your lawyer can not take you on as a client.
A colleague advised me that if I am purchasing in Ickenham I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Ickenham conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Ickenham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ickenham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Ickenham.
Am I best advised to choose a Ickenham conveyancing practitioner based in the location that I am purchasing? We have a good friend who can carry out the conveyancing however they are based 400kilometers away.
The benefit of a high street Ickenham conveyancing firm is that you can attend the office to execute paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local insight which is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were happy that should outweigh using an unfamiliar Ickenham conveyancing lawyer solely due to them being Ickenham based.
Can you provide any top tips for leasehold conveyancing in Ickenham from the perspective of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Ickenham can be avoided where you appoint lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information which will be required by the purchasers’ representatives. Some Ickenham leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. The majority of freeholders or managing agents in Ickenham levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Ickenham. If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Ickenham state that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. Should you dont have the approvals to hand do not communicate with the landlord without checking with your conveyancer in advance. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share document. Organising a duplicate share certificate is often a lengthy formality and slows down many a Ickenham conveyancing deal. Where a new share is needed, you should approach the company officers or managing agents (where applicable) for this as soon as possible.
I have had difficulty in negotiating a lease extension in Ickenham. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We are happy to put you in touch with a Ickenham conveyancing firm who can help.
An example of a Lease Extension case for a Ickenham premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case affected 1 flat. The unexpired lease term was 53.26 years.
My wife and I have recently appointed a conveyancing solicitor in Ickenham. I I would like to check if they are on the bank's approved list of lawyers. Can you or the lender confirm if they are on the panel?
One option is to contact the solicitor to check if they are on the lender's panel. If that does not help get in touch with us and we can investigate and revert. Should the firm not be on the bank panel we we can help find a reputable conveyancing solicitor in Ickenham on the approved list for your lender.