Last April we completed a house move in Buntingford. We have noticed several problems with the house which we believe were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Buntingford?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Buntingford. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a form called a SPIF. If the information is incorrect, you may have a misrepresentation 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 Buntingford.
Can you point me to a directory of Kent Reliance panel conveyancers in Buntingford on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association websites. Very few mortgage companies make their panel listings available online. If you are in need of a Buntingford property lawyer on the Kent Reliance please make the most of our tool.
is it true that all Buntingford solicitor firms on the Santander conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.
I have instructed a Buntingford property lawyer having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Buntingford postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Buntingford.
I used Action Conveyancing a few years ago for my conveyancing in Buntingford. I now require my file but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Buntingford of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We're first time buyers - had an offer accepted, but the property agent told us that the owners will only proceed if we appoint the agent's recommended lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Buntingford
It is unlikely the vendors are driving this. If they desire ‘a quick sale', alienating a motivated buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Buntingford conveyancing lawyers - as opposed tothose that will provide their estate agent a introducer fee or meet his conveyancing figures pre-set by corporate headquarters.
I am tempted by the attractive purchase price for a two maisonettes in Buntingford both have in the region of forty five years left on the leases. should I be concerned?
There is no doubt about it. A leasehold apartment in Buntingford is a wasting asset as a result of the reducing lease term. The closer the lease gets to its expiry date, the more it adversely affects the value of the premises. The majority of buyers and banks, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Buntingford conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Buntingford Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
Make sure you discover if there are any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in certain buildings in Buntingford. If you love the flatin Buntingford however your cat can’t live with you then you have a very hard decision. Who manages the building?