My wife and I have recently purchased a property in Sprowston. We have since encountered a number of issues with the house which we suspect were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Sprowston?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Sprowston. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a seller fills in a form called a Seller’s Property Information Form. answers turns out to be inaccurate, 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 Sprowston.
It is 10 years ago since I acquired my house in Sprowston. Conveyancing lawyers have just been retained on the sale but I am unable to locate my title documents. Will this cause complications?
Don’t worry too much. First the deeds may be with your mortgage company or they could stored with the conveyancers who handled your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Sprowston relates to registered property but in the rare situation where your property is not registered it is more of a problem but is not insurmountable.
We are buying a flat in Sprowston. I might seem paranoid but how we can trust a lawyer? At some point we will need to send our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I buying a terrace house in Sprowston. We would like to an extension at the rear at the property.Will legal conveyancing on the property involve investigations to see if these works are prohibited?
Your conveyancer should check the registered title as conveyancing in Sprowston can sometimes identify restrictions in the title documents which prevent certain works or need the consent of a 3rd party. Certain additions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
We have a mortgage agreed in principle with Lloyds. Sprowston conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds done the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I opted to have a survey completed on a house in Sprowston before instructing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some lenders may refuse to grant a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sprowston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sprowston to see if the conveyancing will be more expensive.
I need to instruct a conveyancing lawyer in Sprowston for my house move. Is there any facility to review a solicitor's record with the profession’s regulator?
You may find presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.
What are the frequently found deficiencies that you encounter in leases for Sprowston properties?
There is nothing unique about leasehold conveyancing in Sprowston. All leases are individual and drafting errors can sometimes mean that certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
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Repairing obligations to or maintain parts of the premises
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, The Royal Bank of Scotland, and Britannia all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the buyer to pull out.
I invested in buying a ground floor flat in Sprowston, conveyancing having been completed in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Sprowston with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2081
With just 56 years remaining on your lease we estimate the price of your lease extension to span between £29,500 and £34,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.