Last June we completed a house move in Bude. We have noticed several problems with the house which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Bude?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Bude. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the process, the vendor fills in a document called a SPIF. If the information turns out to be inaccurate, 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 Bude.

I need some fast conveyancing in Bude as I am under pressure to exchange contracts inside one month. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you are at free not to do searches although no law firm would advise that you don't. With plenty of history conveyancing in Bude the following are examples of issues that can show up and adversely impact market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

How does conveyancing in Bude differ for newly converted properties?

Most buyers of new build residence in Bude come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Bude typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bude or who has acted in the same development.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Bude I like with a park and railway links in the vicinity, however it only has 49 years unexpired on the lease. I can't really find anything else in Bude in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a home loan the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

I today plan to offer on a house that appears to tick a lot of boxes, at a great figure which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Bude. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Bude ?

Most houses in Bude are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Bude so you should seriously consider shopping around for a Bude conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your solicitor should appraise you on the various issues.

Bude Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing

How much is the ground rent and service charge? You will want to discover as much as you can about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to every day matters such as the upkeep of the communal areas. You should not be shy to ask prospective neighbours whether they are happy with them. Finally, be sure you discover the dates that the service charges are due to the managing agents and precisely what it includes.