My wife and I have lately purchased a property in Newhaven. We have noticed several issues with the property which we suspect were missed in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Newhaven?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Newhaven. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller fills in a questionnaire referred to as a SPIF. answers turns out to be inaccurate, 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 Newhaven.
Do banks and building societies provide you with an approved list of Newhaven conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?
Newhaven conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
My Conveyancer in Newhaven has never been on on the Lloyds TSB Bank Approved Panel. Can I still retain my family solicitor even though they are not on the Lloyds TSB Bank list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your existing Newhaven lawyers but Lloyds TSB Bank will need to retain a lawyer on their list of acceptable firms. This will result in additional total conveyancing charges as well as cause frustration.
- Get a new practitioner to to deal with the conveyancing, remembering to check they are on the Lloyds TSB Bank panel
My wife and I are selling our home in Newhaven and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Newhaven. We have lived in Newhaven for three years we know of no issue. Should we contact our local Authority to obtain clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in Newhaven differ for new build properties?
Most buyers of new build or newly converted property in Newhaven come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Newhaven usually acquire 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 property lawyers 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 accustomed to new build conveyancing in Newhaven or who has acted in the same development.
What advice can you give us when it comes to finding a Newhaven conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Newhaven conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Newhaven conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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Can they put you in touch with clients in Newhaven who can give a testimonial? If the firm is not ALEP accredited then what is the reason?
I purchased a 1st floor flat in Newhaven, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Newhaven with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2086
You have 60 years unexpired we estimate the price of your lease extension to be between £20,000 and £23,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.