My partner and I have recently bought a property in Camden. We have noticed several problems with the house which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered for conveyancing in Camden?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Camden. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner completes a form referred to as a Seller’s Property Information Form. If the information provided is misleading, then you may have a claim against the owner 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 Camden.
My wife and I are spending time viewing houses in Camden and I am now considering a potential offer. Should I already have a solicitor appointed at this stage? I will be getting a home loan with Yorkshire BS.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are obtaining a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
I currently have a mortgage with Yorkshire BS for my property in Camden. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.
The formalities of my remortgage has taken place for my property in Camden. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Do I need to pay for insurance to address the risk of chancel repairs when acquiring a residence in Camden?
Unless a previous purchase of the premises completed after 12 October 2013 you can expect solicitors handling conveyancing in Camden to continue to recommend a chancel search and or insurance against a claim.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Camden and how can you help?
The 1954 Act affords protection to commercial leaseholders, giving them the legal entitlement to apply to court for a new tenancy and remain in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Camden is one of our hundreds of areas of the UK in which the firms we work with are located
We are midway through buying a property in Camden. Conveyancing solicitor has told us the property is "Leasehold". Does this adversely affect the salability of the property?
Camden conveyancing does not usually involve leasehold houses. The key factor here is the length of lease and the ground rent. If it's 999 years with a peppercorn rent, it's essentially freehold, so it’s unlikely to impact the saleability too much.
At the other end of the spectrum, if it's, say, Sixty years it is bound to have a significant impact on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be specified in the lease which should be made available to your property lawyer.