Last August we completed a house move in Pimlico. We have noticed several issues with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Pimlico?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Pimlico. Conveyancing searches and investigations undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller answers a questionnaire known as a Seller’s Property Information Form. If the information is inaccurate, 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 Pimlico.
I currently have a mortgage with TSB for my property in Pimlico. Conveyancing has been completed 12 months ago. In the event that I decide 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 TSB?
You must advise TSB before renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB 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 TSB directly. It should not be necessary to do this via a TSB conveyancing panel lawyer.
Lloyds have agreed my mortgage in principle, my bid on a property in Pimlico has been accepted, now what?
Your property agent will want to be advised as to your conveyancing practitioner's details (ensure that the lawyers are on the lender’s approved list). Contact Lloyds or your financial adviser and finalise any relevant forms. Lloyds will instruct a valuer who will get in contact with the selling agent or seller to arrange an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Lloyds will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Pimlico.
At last I have had an offer on a maisonette in Pimlico agreed to, but there is a chain. The sellers have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Pimlico. What do I do now? When should I get the mortgage application with Aldermore going?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Pimlico conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the Aldermore approved list. Concerning the subsequent stages this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a rising market many buyers would apply for a home loan with Aldermore and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with searches.
I am purchasing a property and the conveyancer has identified Chancel Repair for which the property may be obligated to pay as it falls into the area of such a church. He has recommended insurance. Is this strictly warranted for conveyancing in Pimlico
Unless a previous purchase of the premises took place post 12 October 2013 you can assume that conveyancing practitioners delivering conveyancing in Pimlico to remain recommending a chancel search and or chancel repair liability policy.
I have been advised by a number of selling agents in Pimlico to choose a property lawyer using your seach tool. Is there a financial upside for Estate Agents to offer your services rather than alternative conveyancing organisations?
We refuse to make any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am four weeks into a leasehold purchase having been directed to conveyancers by the local agent to perform conveyancing in Pimlico. I am not happy. Could you you assist me in finding new conveyancers?
A solicitor would need to be very poor to suggest diss instructing them. Has the mortgage offer been generated? In the event that it has you will need to make them aware of the new conveyancer and get the offer are issued to the new lawyers. The conveyancer needs to be on the lenders approved list to avoid supplemental fees and frustration. That should be your first question of the new solicitors. Our search tool should help you find a bank approved lawyer for your conveyancing in Pimlico
I have just started marketing my garden apartment in Pimlico. Conveyancing solicitors are to be appointed soon, however I have just had a half-yearly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual given that all rents and maintenance charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice 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. This will smooth the conveyancing process.
I am the proprietor of a first floor flat in Pimlico. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
Absolutely. We are happy to put you in touch with a Pimlico conveyancing firm who can help.
An example of a Lease Extension decision for a Pimlico property is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case related to 2 flats. The unexpired residue of the current lease was 56 years.