Last August we completed a house move in Sandwich. We have since encountered a number of problems 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 carried out as part of conveyancing in Sandwich?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Sandwich. Conveyancing searches and investigations initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a property owner completes a questionnaire called a SPIF. If the information 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 Sandwich.
As someone unfamiliar with the Sandwich conveyancing process what is the number one tip you can impart for the ownership transfer in Sandwich
You may not hear this from too many lawyers but conveyancing in Sandwich or throughout Kent is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and others involved in the ownership transfer. E.g., the seller, property agent and sometimes the mortgage company. Choosing a solicitor for your conveyancing in Sandwich should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose interest is to act in your legal interests and to keep you safe.
There is a distinct creep of a "blame" culture- someone has to be blamed for the process being so protracted. You should always trust your lawyer ahead of the other parties when it comes to the legal assignment of property.
I am looking to buy a property and require a conveyancing solicitor in Sandwich who is on the Godiva Mortgages Ltd conveyancing. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Sandwich. We dont recommend any particular firm.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Sandwich is the location of the property. Can you offer any guidance?
Flying freeholds in Sandwich are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sandwich you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sandwich may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are FTB’s - had an offer accepted, yet the property agent advised that the seller will only issue a contract if we use the agent's preferred solicitors as they want an ‘expedited deal’. We would rather use a local conveyancer who is accustomed to conveyancing in Sandwich
It is improbable the owners are driving this. If they require ‘a quick sale', turning down a genuine purchaser is not the way to achieve this. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you do not need to sell (d) you intend to proceed fast (e)however you are going to use your own,trusted Sandwich conveyancing lawyers - not the ones that will give their negotiator at the agency a introducer fee or achieve conveyancing figures set by HQ.
I only have Sixty One years left on my flat in Sandwich. I now want to extend my lease but my landlord is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you have used your best endeavours to track down the lessor. On the whole an enquiry agent may be helpful to try and locate and to produce an expert document which can be used as proof that the landlord can not be located. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Sandwich.
Sandwich Leasehold Conveyancing - A selection of Queries Prior to buying
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The best form of lease structure is where the freehold title is in the ownership of the leaseholders. In this arrangement the tenants benefit from control and although a managing agent is often employed if it is larger than a house conversion, the managing agent retained by the leaseholders. What is the name of the managing agents?