Last October we completed a house move in Beddau. We have noticed several issues with the house which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been conducted for conveyancing in Beddau?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Beddau. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a document referred to as a SPIF. answers proves to be incorrect, then you may have a 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 Beddau.

Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Beddau?

Its becoming the norm that commercial conveyancing solicitors in Beddau will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Beddau. The search result provides definitive information 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 Beddau.

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

Just had an offer accepted on a new build flat in Beddau. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Beddau

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

If all goes to plan we aim to complete the disposal of our £175,000 garden flat in Beddau in 8 days. The management company has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Beddau?

Beddau conveyancing on leasehold maisonettes often requires the purchaser’s solicitor submitting questions for the landlord to address. Although the landlord is not legally bound to address such questions most will be willing to assist. They are at liberty to invoice a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The management information fee invoiced by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, without which the invoice is technically not due. In reality you have no option but to pay whatever is requested of you if you want to sell the property.

I acquired a leasehold flat in Beddau, conveyancing was carried out June 2012. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Beddau with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2090

With 64 years left to run we estimate the price of your lease extension to be between £15,200 and £17,600 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

How easy is it to change a solicitor as I need to find a Beddau based conveyancer who is on the lender conveyancing panel. Is it advisable to appoint a new law firm?

In the event that you have not formally instructed a conveyancer to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Beddau that you're considering.