My brother and I have recently purchased a property in Mossley Hill. We have noticed several problems with the property which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been carried out for conveyancing in Mossley Hill?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Mossley Hill. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a form referred to as a SPIF. If the information turns out to be misleading, you may have a misrepresentation 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 Mossley Hill.
Completed the sale of my flat in Mossley Hill last February but our buyer keeps telephoning daily to moan that his solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?
Following your house sale your solicitor should send the transfer deeds and all additional paperwork to the buyer’s conveyancer. Where appropriate, your conveyancer should also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There is unlikely to be post completion formalities specific conveyancing in Mossley Hill.
we are a couple who are hoping to buy a newly converted apartment in Mossley Hill with a loan from Norwich and Peterborough Building Society.We have a Mossley Hill conveyancing solicitor but Norwich and Peterborough Building Society advised that she’s not on their "panel". we are left little option but to use a Norwich and Peterborough Building Society panel firm or keep our high street solicitor and pay for a Norwich and Peterborough Building Society panel lawyer to act for them. This seems very unfair; Can we not simply insist that Norwich and Peterborough Building Society use our lawyer?
Unfortunately,no. The loan issued to you contains terms and conditions, one of which will be that solicitors needs to be on the Norwich and Peterborough Building Society approved list. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Norwich and Peterborough Building Society
I currently have a mortgage with Skipton for my property in Mossley Hill. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
Skipton must be informed of your intention prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel solicitor.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Mossley Hill bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Mossley Hill conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the conveyancing practitioner is on the mortgage company panel, she or he must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have instructed a Mossley Hill conveyancing practitioner having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Mossley Hill postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Mossley Hill.
I need to find a conveyancing solicitor for purchase conveyancing in Mossley Hill. I have stumble upon a web site which looks to be the perfect solution If there is a chance to get all formalities done via phone that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I've found a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Mossley Hill. Conveyancing advisers have not yet been instructed. Will they explain the issues?
The majority of houses in Mossley Hill are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Mossley Hill in which case you should be looking for a Mossley Hill conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your lawyer will report to you on the legal implications.
I own a studio flat in Mossley Hill, conveyancing formalities finalised 10 years ago. How much will my lease extension cost? Corresponding properties in Mossley Hill with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease runs out on 21st October 2081
You have 56 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.