My partner and I have recently purchased a house in Whitefield. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in Whitefield?
The query is not clear as what problems have arisen and if they are unique to conveyancing in Whitefield. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a document known as a SPIF. If the information provided is inaccurate, you may have a misrepresentation 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 Whitefield.
A colleague pointed out to me me that in purchasing a property in Whitefield there may be a number of restrictions prohibiting external alterations to a property. Is this right?
We are aware of anumerous of properties in Whitefield which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Whitefield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Whitefield conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Whitefield getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your transaction.
We have agreed to purchase a house in Whitefield. One unusual aspect is that the roof has a solar panel. Skipton have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Skipton your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Skipton. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Whitefield.
I have been told that property searches are a common reason for hinderance in Whitefield conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Whitefield.
I have todaydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Whitefield for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Whitefield conveyancing specialists.
We're novice buyers - had an offer accepted, but the selling agent advised that the seller will only move forward if we appoint their preferred conveyancers as they need a ‘quick sale’. We would rather use a high street conveyancer accustomed to conveyancing in Whitefield
We suspect that the owner is unaware of this requirement. Should the seller require ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to appoint your preferred Whitefield conveyancing lawyers - not the ones that will give their estate agent a referral fee or meet his conveyancing thresholds set by head office.
I’m about to sell my garden apartment in Whitefield. Conveyancing lawyers have not yet been instructed, however I have just received a quarterly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as you normally would because all rents and service payments will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until 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. This will smooth the conveyancing process.
I purchased a split level flat in Whitefield, conveyancing formalities finalised in 1997. Can you work out an approximate cost of a lease extension? Similar properties in Whitefield with over 90 years remaining are worth £265,000. The ground rent is £50 per annum. The lease ceases on 21st October 2102
With 76 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. 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 placing reliance on this information before getting professional advice.