Last February we completed a house move in Lytham St Annes. We have since encountered a number of problems with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Lytham St Annes?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Lytham St Annes. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor fills in a form referred to as a Seller’s Property Information Form. If the information turns out to be 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 Lytham St Annes.
There are a variety of conveyancing solicitors in Lytham St Annes but how do I know who I should use?
Do not opt for the lowest Lytham St Annes conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Intending to buy a house in Lytham St Annes. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Lytham St Annes conveyancing practitioner is on the TSB conveyancing panel.
I have instructed a Lytham St Annes conveyancer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lytham St Annes postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Lytham St Annes.
What does a local search tell me about the house we're buying in Lytham St Annes?
Lytham St Annes conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Xpress Legal The local search plays a central role in many a Lytham St Annes conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I have todaydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Lytham St Annes for a purchase of a freehold house 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lytham St Annes conveyancing specialists.
I am purchasing a new build house in Lytham St Annes with the aid of help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not to tell my conveyancer about this deal as it could jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I’m about to sell my basement apartment in Lytham St Annes. Conveyancing lawyers have not yet been instructed, but I have recently received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual because all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a ground floor flat in Lytham St Annes, conveyancing was carried out in 2004. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Lytham St Annes with a long lease are worth £201,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2090
You have 65 years remaining on your lease we estimate the price of your lease extension to be between £13,300 and £15,400 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.