My partner and I have just purchased a house in Tenbury Wells. We have since encountered a number of issues 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 conducted as part of conveyancing in Tenbury Wells?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Tenbury Wells. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the process, the vendor answers a form referred to as a Seller’s Property Information Form. answers is misleading, then you may have a claim against the seller 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 Tenbury Wells.
In what way does my ID and proof of funds have anything to do with my conveyancing in Tenbury Wells? Why is this being asked of me?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing retainer. The Client Care letter that you are required to sign will no doubt stipulate this. Your lender will also require certain documents to be checked. If you refuse to supply ID verification documents, your lawyer would not be able to act for you.
I am buying a house and require a conveyancing solicitor in Tenbury Wells who is on the Norwich and Peterborough Building Society conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Norwich and Peterborough Building Society in certain locations such as Tenbury Wells. We dont recommend any particular firm.
How does conveyancing in Tenbury Wells differ for newly converted properties?
Most buyers of new build residence in Tenbury Wells approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Tenbury Wells typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tenbury Wells or who has acted in the same development.
What advice can you give us when it comes to appointing a Tenbury Wells conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Tenbury Wells conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Tenbury Wells conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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If the firm is not ALEP accredited then why not?
I inherited a 1 bedroom flat in Tenbury Wells, conveyancing formalities finalised June 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Tenbury Wells with over 90 years remaining are worth £180,000. The ground rent is £65 charged once a year. The lease expires on 21st October 2085
With 59 years left to run we estimate the price of your lease extension to be between £20,900 and £24,200 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
My brother is buying a basement flat in Tenbury Wells. He has received an estimate by the conveyancer suggested by the estate agents totaling £1250 . It was ten years ago since I sold and bought a property and the bill was £440. Have fees really increased to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Tenbury Wells searches, land registry fees, etc)