My wife and I have recently bought a property in Frampton on Severn. We have noticed several problems with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out as part of conveyancing in Frampton on Severn?

The query is vague as to the nature of the problems and if they are unique to conveyancing in Frampton on Severn. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a property owner answers a document known as a Seller’s Property Information Form. If the information provided is misleading, you may have a misrepresentation 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 Frampton on Severn.

We are selling our house in Frampton on Severn and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Frampton on Severn conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Frampton on Severn. We have lived in Frampton on Severn for many years we know of no issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

How does conveyancing in Frampton on Severn differ for new build properties?

Most buyers of new build residence in Frampton on Severn approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Frampton on Severn tend to buy the real estate, 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 property lawyers 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 Frampton on Severn or who has acted in the same development.

I opted to have a survey done on a property in Frampton on Severn in advance of instructing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some banks tend not give a loan on this type of premises.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Frampton on Severn. Conveyancing may be slightly more expensive based on your lender's requirements.

Having checked my lease I have discovered that there are only 68 years unexpired on my lease in Frampton on Severn. I now wish to get lease extension but my freeholder is absent. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the freeholder. On the whole a specialist may be helpful to conduct investigations and prepare an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Frampton on Severn.

Leasehold Conveyancing in Frampton on Severn - Examples of Queries before Purchasing

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 are often in the clutches of the managing agents both financially and when it comes to practical matters like the cleanliness of the communal areas. Enquire of other tenants what they think of their management. In conclusion, be sure you understand the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money. Best to be warned if changing the roof or some other significant cost is due in the foreseeable future that will be shared amongst the leaseholders and could well materially impact the level of the service fees or require a one time invoice. Where a Frampton on Severn lease has fewer than eighty years it will impact the value of the property. Check with your mortgage company that they are happy with the length of the lease. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this would cost. For most Frampton on Severnlease extensions you would need to own the premises for two years in order to be eligible to extend the lease.