Last July we completed a house move in West Wickham. We have since encountered a number of issues with the house which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out for conveyancing in West Wickham?
The query is vague as what problems have arisen and if they are specific to conveyancing in West Wickham. Conveyancing searches and investigations initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire known as a Seller’s Property Information Form. If the information proves to be inaccurate, you could possibly take legal action 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 West Wickham.
We see that you have a post code search directory identifying solicitors on the Nationwide conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in West Wickham?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in West Wickham.
I am buying a new build flat in West Wickham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in West Wickham
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I need to appoint a conveyancing solicitor for remortgage conveyancing in West Wickham. I have land on a web site which appears to be the ideal offering If it is possible to get all formalities completed via phone that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I have just started marketing my ground floor flat in West Wickham. Conveyancing has not commenced, but I have just had a half-yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as usual given that all rents and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a ground floor flat in West Wickham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
in cases where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to decide the amount due.
An example of a Freehold Enfranchisement decision for a West Wickham residence is 26 Manor Road in July 2010. the Tribunal decided that price to be paid for the freehold was £12,420 This case was in relation to 2 flats. The unexpired residue of the current lease was 76.75 and 88.83.
How and when do I cover the costs of the Stamp Duty Land Tax chargeable for my West Wickham house purchase?
Most conveyancers will fill out a stamp duty return for you during your West Wickham purchase transaction for you to sign. After completion your conveyancing practitioner will submit your STL Return Form to the Inland Revenue and - assuming they have the money - settle any Stamp Duty due on your behalf.