Last March we completed a house move in Boxmoor. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Boxmoor?
The question is vague as to the nature of the problems and if they are unique to conveyancing in Boxmoor. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the process, a seller answers a questionnaire referred to as a SPIF. answers is incorrect, 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 Boxmoor.
I am the registered owner of a freehold house in Boxmoor yet invoiced for rent, why is this and what is this?
It is rare for properties in Boxmoor and has limited impact for conveyancing in Boxmoor but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Various online forums that I have frequented warn that are the primary reason for stalling in Boxmoor conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any holding up conveyancing in Boxmoor.
I have been sourcing a conveyancing lawyer in Boxmoor for my house move. Is there any facility to check a solicitor's complaints history with the legal regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.
My wife and I purchased a leasehold flat in Boxmoor. Conveyancing and Leeds Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Boxmoor who acted for me is not around. Do I pay?
The first thing you should do is contact HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Boxmoor conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note 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 acquired a basement flat in Boxmoor, conveyancing having been completed November 1996. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Boxmoor with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2089
With 70 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.