My brother and I have recently purchased a property in Lickey End. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Lickey End?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Lickey End. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner completes a form called a SPIF. If the information provided is misleading, then you may have a claim 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 Lickey End.
Is there a search tool that I can utilise to discover of the solicitor conducting my conveyancing in Lickey End is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus spending £175.00 in further conveyancing invoice.
Feel free to make use of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Lickey End’ or your location and you will be presented with numerous conveyancers located in Lickey End or nearest you.
Do commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Lickey End?
Many commercial conveyancing solicitors in Lickey End will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Lickey End. The report sets out definitive data 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 Lickey End.
For each commercial conveyancing transaction in Lickey End it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Lickey End 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 Lickey End.
How does conveyancing in Lickey End differ for newly converted properties?
Most buyers of new build premises in Lickey End contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because builders in Lickey End tend to purchase 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 conveyancing solicitors 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 used to new build conveyancing in Lickey End or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Lickey End I like with a park and transport links in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Lickey End for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage that many years will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
When it comes to my conveyancing in Lickey End should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Lickey End conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.