My wife and I have lately bought a house in Baglan. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Baglan?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Baglan. Conveyancing searches and investigations undertaken during the buying process are designed to help avoid problems. As part of the process, the vendor answers a questionnaire referred to as a Seller’s Property Information Form. If the information is misleading, then you may have a claim 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 Baglan.
My wife and I are downsizing from our home in Baglan and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Baglan. Having lived in Baglan for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Due to the advice of my in-laws I had a survey completed on a house in Baglan ahead of instructing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies will not give a loan on a flying freehold home.
It varies from the lender to lender. Santander has different requirements from Halifax. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Baglan. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a negotiator for a long established estate agent office in Baglan where we see a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received conflicting advice from local Baglan conveyancing firms. Can you shed some light as to whether the owner of a flat can start the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Baglan Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
The best form of lease structure is a share of the freehold. In this arrangement the lessees enjoy being in charge if their destiny and although a managing agent is usually employed where the building is bigger than a house conversion, the managing agent retained by the leaseholders. Generally speaking the cost for major works are not included within maintenance charges, although a few managing agents in Baglan require leaseholders to pay into a reserve fund created for the specific intention of building a fund for larger repairs or maintenance. What is the maintenance charge and ground rent on the property?
At long last a mortgage offer from a lender for the remortgage of my 2 bedroom flat is expected within the next few days. Can you suggest a low cost remortgage conveyancing practitioner in Baglan ?
You are on the wrong site if you are in need of a cheap conveyancing solicitors in Baglan. Our goal is to offer value for money conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing companies offering £99 conveyancing in Baglan.In your best case scenario, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for additional fee and still not get the service required.