Last December we completed a house move in Welling. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been ordered for conveyancing in Welling?
The question is vague as what problems have arisen and if they are unique to conveyancing in Welling. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire referred to as a Seller’s Property Information Form. answers proves to be incorrect, you may have a misrepresentation 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 Welling.
Do the Building Society Association intend to launch a online directory to list practices on the Melton Mowbray Building Society conveyancing panel for instance in Welling?
We have not been informed any plans on the part of the BSA to promote such a tool.
I got the keys to my house on 16 October and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Welling advises it would be recorded in a couple of weeks. Are transfers in Welling uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Welling registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry have to notify any interested persons or bodies. As of today in the region of 80% of such applications are completed in less than three weeks but some can be subject to protracted delays. Registration occurs once the buyer has moved in to the premises thus registration formalities is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Welling differ for newly converted properties?
Most buyers of new build premises in Welling approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Welling tend to buy the real estate, 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 used to new build conveyancing in Welling or who has acted in the same development.
As co-executor for the estate of my father I am selling a property in Newport but reside in Welling. My lawyer (who is 300 miles awayrequires that I execute a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Welling who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Welling based
Back In 2003, I bought a leasehold house in Welling. Conveyancing and Lloyds TSB Bank mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Welling who acted for me is not around. Any advice?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Welling conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Welling. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We are happy to put you in touch with a Welling conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Welling property is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.