My wife and I have lately bought a property in Brecon Beacons. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been carried out for conveyancing in Brecon Beacons?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Brecon Beacons. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a document called a SPIF. answers turns out to be misleading, you may have a misrepresentation claim against the vendor 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 Brecon Beacons.
Will conveyancers request money up-front for my conveyancing in Brecon Beacons?
If you are buying a property in Brecon Beacons your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. Ordinarily this is asked for to cover the fees of the Local Authority Search. When the deposit is payable against the total price then this should be required immediately before contracts are exchanged. The closing balance that is due should be sent to your lawyer shortly before completion.
I have a 4 bedroom Edwardian house in Brecon Beacons. Conveyancing lawyer represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brecon Beacons and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who conducted the work.
I am looking for a flat up to £195,000 and identified one near me in Brecon Beacons I like with amenity areas and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Brecon Beacons suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage that many years will be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
As co-executor for the will of my aunt I am selling a property in Cardiff but I am based in Brecon Beacons. My solicitor (based 250 kilometers from merequires that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in Brecon Beacons who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Brecon Beacons based