My wife and I have just acquired a house in Southfields. We have noticed several problems with the house which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been ordered for conveyancing in Southfields?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Southfields. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner completes a questionnaire known as a SPIF. If the information ends up being misleading, you could possibly take legal action against the vendor 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 Southfields.
Are the Southfields conveyancing solicitors identified as being on the RBS conveyancing panel, together with their details provided by RBS?
Southfields conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Southfields 4 years ago no longer exist. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your solicitor should know exactly where to locate all the appropriate paperwork so you may buy or sell your house without a hitch. If duplicates can’t be found, your conveyancer can put in place insurance or indemnities protecting you against possible claims on your premises.
Over the last few months I have been searching for a flat up to £195,000 and identified one round the corner in Southfields I like with amenity areas and railway links in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Southfields in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
My cousin has urged me to use his conveyancers in Southfields. Should I use them?
No doubt it’s preferable to choose a conveyancing practitioner is to have recommendations from friends or family who have experience in using the solicitor you're considering.
I have just started marketing my ground floor apartment in Southfields. Conveyancing is yet to be initiated, but I have just had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you pay the maintenance contribution as you normally would because all rents and maintenance payments will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment 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. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Southfields conveyancing firm to act on my behalf?
Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to determine the sum to be paid.
An example of a Lease Extension case for a Southfields premises is 83 Balvernie Grove in February 2012. The Tribunal assessed the price to be paid by the leaseholder to the freeholder for the lease extension pursuant to section 48 of the Leasehold Reform Housing & Urban Development Act 1993 should be£16,603.00 This case was in relation to 1 flat. The unexpired term was 69.32 years.