Last October we completed a house move in West Drayton. We have noticed several issues with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered as part of conveyancing in West Drayton?
The question is not clear as what problems have arisen and if they are specific to conveyancing in West Drayton. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a form known as a Seller’s Property Information Form. answers turns out to be inaccurate, then you may have a claim 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 West Drayton.
Finally the sale completed on my house in West Drayton last April yet the purchaser is calling me complaining that his conveyancer needs to hear from mine. What should my lawyer have done following completion?
Post completion of your sale your conveyancer is duty bound to send the transfer documentation and all additional paperwork to the buyer’s lawyers. Where appropriate, your conveyancer must also send confirmation that the mortgage has been discharged to the purchasers lawyers. There is unlikely to be post completion procedures peculiar conveyancing in West Drayton.
My solicitor has informed me that missing deeds insurance is required on my purchase. What is the level of cover for West Drayton conveyancing?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
We expect to receive a OIP from Principality this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any West Drayton solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint West Drayton solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
After what feels like an age I have had an offer on a flat in West Drayton agreed to, the vendors do nevertheless have a tied purchase. The vendors have offered on somewhere, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have selected a high street conveyancing solicitor in West Drayton. What should be my next step? When do I get the mortgage application with HSBC going?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then valuation, West Drayton conveyancing search charges, etc). First, you must check that your conveyancer is on the HSBC conveyancing panel. Regarding the next steps this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. In a hot market many purchasers will apply for the mortgage with HSBC and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with searches.
The deeds to our property can not be found. The solicitors who conducted the conveyancing in West Drayton 10 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the information relating to your proprietorship will be recorded by the Land Registry with a Title Number. It is easy to carry out a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
In searching the world wide web for the term conveyancing in West Drayton it shows results of many solicitorsin the area. How do I determine which is the right property lawyer for me?
The preferential way of finding the right conveyancer is via personal referral, so enquire of colleagues and relatives who have purchased a property in West Drayton or a respected estate agent or financial adviser. Costs for conveyancing in West Drayton vary, so it's advisable to obtain at least three fee estimates from different companies. Dont forget to clarify what costs in the quote includes.
Last September I purchased a leasehold house in West Drayton. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
We have reached the end of our tether in seeking a lease extension in West Drayton. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a West Drayton conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a West Drayton property 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 affected 2 flats. The remaining number of years on the lease was 69 years.