Last March we completed a house move in Preston. We have since encountered a number of problems with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Preston?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Preston. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a form referred to as a SPIF. answers provided is misleading, you could possibly take legal action 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 Preston.
We are looking to buy a property and need a conveyancing solicitor in Preston who is on the Lloyds approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Preston.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who dealt with the conveyancing in Preston 5 years ago no longer exist. What do I do?
In today’s world there are copies made of almost everything, and your lawyer should be aware precisely where to locate all the relevant documentation so you can buy or dispose of your property without any difficulty. If duplicates are not available, your lawyer can put in place insurance or indemnities protecting you against future claims on your premises.
How does conveyancing in Preston differ for newly converted properties?
Most buyers of new build or newly converted property in Preston approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Preston 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 conveyancing solicitors 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 Preston or who has acted in the same development.
I own a leasehold house in Preston. Conveyancing and Halifax mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Preston who acted for me is not around. Any advice?
First contact HMLR to make sure that this person is indeed the new freeholder. You do not need to instruct a Preston conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Preston. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price.
An example of a Lease Extension case for a Preston property is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case related to 1 flat. The number of years remaining on the existing lease(s) was 74 years.
Do I cancel the direct debit for my mortgage with Nottingham as soon as a completion date for my home sale in Preston has been set?
No, you should keep meeting any mortgage payments to Nottingham until the mortgage is discharged from the proceeds of sale as part of your Preston conveyancing.