Am I correct in assuming that the fact that my solicitor in Tisbury is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Tisbury conveyancing practice and ask them why they are no longer on the approved list for your bank.
My partner and I have lately bought a house in Tisbury. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Tisbury?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Tisbury. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the process, a property owner answers a document called a SPIF. If the information 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 Tisbury.
Are there restrictive covenants that are commonly picked up during conveyancing in Tisbury?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Tisbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Tisbury is where the house is located. Can you offer any assistance?
Flying freeholds in Tisbury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tisbury you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tisbury may determine 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 property.
How can the Landlord & Tenant Act 1954 impact my business property in Tisbury and how can you help?
The 1954 Act provides security of tenure to business tenants, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Tisbury
We're novice buyers - had an offer accepted, but the selling agent told us that the owners will only issue a contract if we instruct their preferred solicitors as they need an ‘expedited deal’. We would rather use a high street conveyancer who is familiar with conveyancing in Tisbury
We suspect that the owner is unaware of this request. Should the seller desire ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Tisbury conveyancing solicitors - rather thanthe ones that will give their negotiator at the agency a kickback or achieve conveyancing thresholds demanded by HQ.