Last June we completed a house move in Ottershaw. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Ottershaw?
The query is not clear as to the nature of the problems and if they are relate to conveyancing in Ottershaw. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a property owner completes a questionnaire known as a Seller’s Property Information Form. If the information turns out to be inaccurate, then you may have a claim 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 Ottershaw.
We're in Ottershaw, First time buyers purchasing with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Ottershaw. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Ottershaw?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be called to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
We have agreed to purchase a house in Ottershaw. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
Given that you are obtaining a mortgage with Aldermore your lawyer must follow the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Aldermore where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties countrywide and is not restricted to Ottershaw.
I can not work out if my bank requires a lease extension. I have telephoned my Ottershaw bank branch on various occasions and was informed it wasn't an issue and they will lend. My Ottershaw conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The deeds to our home are lost. The solicitors who handled the conveyancing in Ottershaw 10 years ago no longer exist. Will I be able to sell the house?
Assuming you have a registered title the information relating to your ownership will be evidenced by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, locate your house and obtain up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Is it best to appoint a Ottershaw conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can conduct the legal work however her office is 300miles drive away.
The benefit of a local Ottershaw conveyancing firm is that you can visit the firm to sign documents, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were impressed that must trump using an unknown Ottershaw conveyancing lawyer just because they are based in the area.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £175,000 maisonette in Ottershaw on Friday in a week. The landlords agents has quoted £312 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Ottershaw?
For most leasehold sales in Ottershaw conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing conveyancing due diligence enquiries
Where consent is required before sale in Ottershaw
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a leasehold flat in Ottershaw, conveyancing was carried out 7 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? Similar flats in Ottershaw with a long lease are worth £192,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2080
With 54 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.