Last December we completed a house move in Andover. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered for conveyancing in Andover?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Andover. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the process, the vendor answers a document called a Seller’s Property Information Form. answers is incorrect, 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 Andover.

We are purchasing a apartment in Andover. I might seem paranoid but how we can trust a solicitor? On completion day we will need to put money into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am helping my sister sell her flat in Andover. Does the solicitor commission an energy performance certificate or should I organise this?

Following the demise of Home Information Packs, energy assessments was left as a required element of moving house. An EPC needs to be commissioned before the property is advertised. It is not something that law firms normally organise. If you are using a Andover conveyancing lawyer they might help arrange energy performance certificates due to their contacts with long established local providers

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Andover lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Andover is the location of the property. Can you offer any guidance?

Flying freeholds in Andover are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Andover you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Andover may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

In surfing the web for the phrase cheap conveyancing in Andover it reveals many solicitorsin the area. How do I determine which is the right solicitor for the sale of my house?

The preferential method of seeking a suitable conveyancer is through a trusted recommendation, so enquire of colleagues and those you trust who have acquired a property in Andover or a local estate agent or mortgage broker. Fees for conveyancing in Andover differ, so it's a good idea to request a minimum of three costs illustrations from varying types of companies. Make sure that you clarify that the costs are guaranteed not to escalate.

In relation to leasehold conveyancing in Andover what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Andover. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are missing. The following missing provisions could result in a defective lease:

A duty to insure the building Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Norwich and Peterborough Building Society, and Britannia 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, forcing the purchaser to withdraw.

Andover Leasehold Conveyancing - A selection of Questions you should consider Prior to buying

Where a Andover lease has less than eighty years it will impact the value of the flat. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Andoverlease extensions you would need to own the premises for a couple of years in order to be legally able to extend the lease. Plenty Andover leasehold properties will be liable to pay a service bill for maintenance of the block levied by the management company. Should you buy the apartment you will have to meet this charge, normally periodically throughout the year. This may be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge to be met yearly, this is usually not a exorbitant amount, say approximately £25-£75 but you should to check as on occasion it could be many hundreds of pounds.