Last May we completed a house move in Lancashire. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Lancashire?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Lancashire. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire called a SPIF. If the information is inaccurate, you could possibly take legal action 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 Lancashire.
We are purchasing a property and the conveyancer has identified Chancel Repair to which the property may be liable as it falls into the area of such a church. He has suggested insurance. Is this strictly appropriate for conveyancing in Lancashire
Unless a prior acquisition of the property took place post 12 October 2013 you can expect conveyancing practitioners handling conveyancing in Lancashire to remain recommending a chancel search and or insurance against a claim.
I used Action Conveyancing a few years past for my conveyancing in Lancashire. I now require my file but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lancashire of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a flat up to £305k and identified one round the corner in Lancashire I like with a park and transport links nearby, however it only has 49 years unexpired on the lease. I can't really find anything else in Lancashire suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
What does commercial conveyancing in Lancashire cover?
Non domestic conveyancing in Lancashire covers a wide array of services, provided by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Builders have suggested I use a conveyancer and I've sought a quote from them. They are nearly £300 less expensive than my preferred Lancashire conveyancing practitioner. Should I use them?
Developers normally have panels of conveyancers who expedite matters and who know the developer’s contract and conveyancing practitioner. As many developers offer an inducement to choose a preferred conveyancer for this reason, any increased charges can be avoided and a developer won't put forward a conveyancing factory and run the risk of having the transaction delayed when they require an exchange inside a month. A counter-argument for not opting for the suggested conveyancer is that they may prove hesitant to fight for your interests at the risk of alienating the developer. If you worry that this may be the case you should remain with your local Lancashire solicitor.