Last November we completed a house move in South Brent. We have noticed several problems with the property which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in South Brent?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in South Brent. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor completes a questionnaire known as a SPIF. answers proves to be misleading, 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 South Brent.
My wife and I purchasing a 4 bedroom semi-detached house in South Brent. The intention is to carry out a loft conversion at the property.Will legal work on the property involve investigations to see if these works were previously refused?
Your property lawyer will review the registered title as conveyancing in South Brent can occasionally identify restrictions in the title deeds which prevent certain alterations or require the consent of a 3rd party. Some additions need local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
We previously instructed conveyancing lawyers located in South Brent on the Nationwide solicitor approved list. They have just billed me a supplemental sum for dealing with the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. This fee is not set by Nationwide but by your South Brent lawyer. Some firms on the Nationwide panel will charge ’dealing with mortgage’ fee and others do not.
About to purchase flat in South Brent. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the South Brent solicitor is on the Nationwide conveyancing panel.
My colleague advised me that where I am purchasing in South Brent I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard South Brent conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about South Brent around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about South Brent.
I have been on the look out for a ground for flat up to £235,500 and found one near me in South Brent I like with amenity areas and railway links nearby, however it only has 49 years on the lease. There is not much else in South Brent suitable, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan that many years may be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
What does commercial conveyancing in South Brent cover?
South Brent conveyancing for business premises covers a wide range of services, offered by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
My lawyers in South Brent have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.