Last July we completed a house move in Yarmouth. We have since encountered a number of issues with the house which we consider were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Yarmouth?

The question is vague as what problems have arisen and if they are unique to conveyancing in Yarmouth. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor answers a form known as a Seller’s Property Information Form. answers is misleading, 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 Yarmouth.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather use a specialised conveyancing solicitor in Yarmouth?

You should check but the chances are that appoint one of their panel lawyers if you want the "fee-free" deal. Contact the bank and check if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Yarmouth.

Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Yarmouth?

Many commercial conveyancing solicitors in Yarmouth will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Yarmouth. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Yarmouth.

For every commercial conveyancing transaction in Yarmouth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Yarmouth commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Yarmouth.

How does conveyancing in Yarmouth differ for new build properties?

Most buyers of new build property in Yarmouth approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Yarmouth typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Yarmouth or who has acted in the same development.

What makes a Yarmouth lease defective?

There is nothing unique about leasehold conveyancing in Yarmouth. Most leases are drafted differently and drafting errors can result in certain sections are erroneous. The following missing provisions could result in a defective lease:

A duty to insure the building

You may have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Barnsley Building Society, and Godiva Mortgages Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.

Leasehold Conveyancing in Yarmouth - Examples of Questions you should ask Prior to buying

What restrictions are contained in the Yarmouth Lease? Is there a share of the freehold? The answer will be helpful as a) areas can cause problems for the block as the common areas may begin to deteriorate where services are not paid for b) if the leaseholders have a dispute with the running of the building you will wish to have complete disclosure