I selected a Wombwell based solicitor for our conveyancing in Wombwell yesterday. Looking through the Terms I seeI am on the hook for charges even if the sale doesn't happen. Should I go with them or instruct an internet firm promoting no-sale-no-fee conveyancing in Wombwell?
It is usually a trade off in that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to offset the conveyances that do not proceed. Do bear in mind that these promotions rarely cover outlay for instance Wombwell conveyancing search fees.
My wife and I have just purchased a house in Wombwell. We have noticed several issues with the property 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 carried out as part of conveyancing in Wombwell?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Wombwell. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a property owner fills in a questionnaire referred to as a Seller’s Property Information Form. If the information ends up being 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 Wombwell.
I used Action Conveyancing several years past for my conveyancing in Wombwell. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wombwell of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Wombwell with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not reveal to my conveyancer about this deal as it would impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Wombwell I like with a park and transport links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Wombwell suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
My wife and I purchased a leasehold flat in Wombwell. Conveyancing and HSBC Bank mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Wombwell who previously acted has long since retired. What should I do?
First make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Wombwell conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a 2 bed flat in Wombwell, conveyancing having been completed in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Wombwell with over 90 years remaining are worth £211,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2093
With 68 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.