My wife and I have lately bought a house in Uxbridge. We have since encountered a number of problems with the house which we suspect were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Uxbridge?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Uxbridge. Conveyancing searches and due diligence undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a document referred to as a Seller’s Property Information Form. If the information is incorrect, 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 Uxbridge.
My wife and I are purchasing a flat in Uxbridge. I might seem paranoid but how we can trust a solicitor? At some point we will need to send funds into their account. What protection do we have from them run away with our money?
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.
This question may be naive but I am unexperienced as FTB of a garden flat in Uxbridge. Do I collect the keys to the house on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Uxbridge?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's lawyers, and once they have received this, you should be able to receive the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
Two weeks ago we had a mortgage agreed in principle with Coventry BS. Uxbridge conveyancing practitioners were instructed. How long does it take for Coventry BS to send the offer to the property lawyer?
Some lenders take longer than others. Have Coventry BS conducted the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Should my lawyer be making enquiries regarding flooding during the conveyancing in Uxbridge.
Flooding is a growing risk for solicitors dealing with homes in Uxbridge. There are those who purchase a property in Uxbridge, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a various checks that can be undertaken by the buyer or by their conveyancers which can give them a better understanding of the risks in Uxbridge. The conventional set of information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer could bring a compensation claim as a result of such an incorrect answer. A purchaser’s solicitors may also order an environmental report. This will higlight whether there is a recorded flood risk. If so, further inquiries should be initiated.
Are there restrictive covenants that are commonly picked up during conveyancing in Uxbridge?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Uxbridge. 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…’
Due to the encouragement of my in-laws I had a survey completed on a house in Uxbridge in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor advised that some banks will not issue a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Uxbridge. Conveyancing may be slightly more expensive based on your lender's requirements.
Planning to exchange soon on a leasehold property in Uxbridge. Conveyancing solicitors have said that they report fully within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Uxbridge should include some of the following:
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Details of the parties to the lease, for instance these could be the leaseholder, head lessor, freeholder What options are available to the landlord where you are in breach of your lease terms? You should know whether the lease allows you to add or upgrade anything in the property- you must be made aware as to whether any restrictions relates to all alterations or just structural alteration, and whether licences for alterations is required Does the lease prevent you from renting out the property, or working from home How long the lease is. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Uxbridge conveyancing firm to assist?
Most definitely. We are happy to put you in touch with a Uxbridge conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Uxbridge flat is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case related to 2 flats. The number of years remaining on the existing lease(s) was 69 years.