My partner and I have recently acquired a property in Ringmer. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Ringmer?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Ringmer. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, a property owner answers a questionnaire called a SPIF. answers turns out to be incorrect, you may have a misrepresentation 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 Ringmer.
Please explain the implications if my solicitor is expelled from the Co-operative Conveyancing panel ahead of completing my conveyancing in Ringmer?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Just had an offer accepted on a new build flat in Ringmer. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ringmer
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one close by in Ringmer I like with open areas and station in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Ringmer suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the shortness of the lease will likely be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
As co-executor for the estate of my aunt I am selling a residence in Monmouth but live in Ringmer. My solicitor (who is 300 miles awayrequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Ringmer who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Ringmer based
What advice can you give us when it comes to choosing a Ringmer conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Ringmer conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Ringmer conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
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How familiar is the practice with lease extension legislation? Can they put you in touch with clients in Ringmer who can give a testimonial?
I bought a leasehold flat in Ringmer, conveyancing having been completed 9 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Ringmer with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2101
With just 76 years unexpired the likely cost is going to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.