My partner and I have just acquired a house in Welling. We have since encountered a number of issues with the house which we suspect were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Welling?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Welling. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the process, the vendor answers a document called a Seller’s Property Information Form. If the information provided is misleading, then you may have a 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 Welling.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would prefer to instruct a Welling based conveyancing firm?
Do check but the chances are that allocate you one of their panel conveyancers where you want the "fee-free" incentive. Call the mortgage company and explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Welling.
Do I need to pay for insurance to cover chancel repairs when acquiring a residence in Welling?
Unless a prior purchase of the house completed after 12 October 2013 you may assume that lawyers handling conveyancing in Welling to remain recommending a chancel search and or chancel repair liability insurance.
I'm purchasing a new build house in Welling with a mortgage from TSB. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not to tell my lawyer about the side-deal as it could adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the estate of my aunt I am disposing of a residence in Swansea but reside in Welling. My lawyer (approximately 250 miles from mehas requested that I execute a statutory declaration before completion. Can you recommend a conveyancing solicitor in Welling who can witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are based in Welling
Do you have any advice for leasehold conveyancing in Welling with the purpose of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Welling can be avoided if you appoint lawyers the minute your agents start advertising the property and ask them to collate the leasehold documentation needed by the buyers’ lawyers. The majority of landlords or Management Companies in Welling charge for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Welling. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Welling leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence from the Landlord approving such alterations. If you dont have the consents in place you should not contact the landlord without contacting your conveyancer before hand. You believe that you know the number of years left on your lease but it would be wise to double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is under 75 years. In the circumstances it is essential at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
Following months of dialogue 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?
if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.
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.