My brother and I have recently acquired a house in Calne. We have noticed several problems with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out as part of conveyancing in Calne?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Calne. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a property owner fills in a document referred to as a Seller’s Property Information Form. answers is 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 Calne.
I require expedited conveyancing in Calne as I am under pressure to complete in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to do searches although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Calne the following are examples of issues that can crop up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...
I'm purchasing a new build house in Calne with a loan from Accord Mortgages Ltd. The builders refused to move on the price so I negotiated 6k of additionals instead. The property agent told me not inform my conveyancer about this side-deal as it could put at risk my mortgage with Accord Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey done on a house in Calne prior to instructing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders may not give a loan on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Calne. Conveyancing will be smoother if you use a solicitor in Calne especially if they are accustomed to such properties in Calne.
Can you offer any advice when it comes to choosing a Calne conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Calne conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Calne conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
Can they put you in touch with clients in Calne who can give a testimonial? What volume of lease extensions have they completed in Calne in the last 12 months?
I inherited a 1 bedroom flat in Calne, conveyancing was carried out 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Calne with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2075
With only 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns 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 before seeking the advice of a professional.