My partner and I have just bought a property in Whalley Range. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Whalley Range?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Whalley Range. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire called a Seller’s Property Information Form. answers ends up being 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 Whalley Range.
We wanted to use a conveyancing solicitor in Whalley Range for our house purchase. Our broker informed us that our mortgage company Godiva Mortgages Ltd won't deal with them. Surely this is unfair competition?
Mortgage Companies on the whole restrict either the type or the volume of conveyancing practices on their panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have limited the amount of firms they use to act for them. You should note that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are differing opinions concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Whalley Range only perform very few conveyances a year.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Whalley Range?
There are many registered licenced Conveyancers in Whalley Range and Solicitor practices in Whalley Range who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. The two can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Please help - my lawyer says that restrictive coveneant insurance is required on my purchase. What is the level of cover for Whalley Range conveyancing?
The appropriate level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I have finally had an offer on a flat in Whalley Range accepted, the vendors do however have an associated purchase. The sellers have placed an offer on on an apartment, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Whalley Range. What should be my next step? At what point should I apply for the mortgage with Virgin Money?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Whalley Range conveyancing search fees, etc). First, you must ensure that your solicitor is on the Virgin Money conveyancing panel. Regarding the subsequent stages this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market some purchasers will apply for the mortgage with Virgin Money and pay for the valuation and only if it comes back ok would they pay their solicitor to proceed with searches.
We are buying a house and the conveyancer has raised the issue of Chancel Repair for which the house could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Whalley Range
Unless a prior acquisition of the house took place post 12 October 2013 you may take it that conveyancing practitioners conducting conveyancing in Whalley Range to continue to advocate a chancel search and or insurance against a claim.
My step-father has suggested that I use his conveyancers in Whalley Range. Do I take his guidance?
There are no two ways about it the ideal way to select a conveyancing lawyer is to get feedback from friends or family who have used the firm that you are contemplating using.
My wife and I purchased a leasehold flat in Whalley Range. Conveyancing and Virgin Money mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Whalley Range who previously acted has now retired. What should I do?
First contact HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Whalley Range conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I invested in buying a studio flat in Whalley Range, conveyancing having been completed October 2008. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Whalley Range with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2086
With just 61 years remaining on your lease we estimate the premium for your lease extension to span between £19,000 and £22,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.