My wife and I have lately purchased a property in Godmanchester. We have since encountered a number of issues 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 ordered for conveyancing in Godmanchester?
The question is not clear as what problems have arisen and if they are relate to conveyancing in Godmanchester. 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 seller completes a document known as a Seller’s Property Information Form. If the information is inaccurate, 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 Godmanchester.
Have just purchased a probate house at auction in Godmanchester. Conveyancing is necessary. What are my next steps?
Given that you are now exchanged you should retain a conveyancing practitioner as a matter of priority as you are facing a fast approaching a fixed date to complete the purchase. All auction property should have a bespoke auction set of papers. This should include most,if not all of the documents that your conveyancer requires. Where you are dealing with leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should give this to the solicitor working for you at the earliest opportunity. You also need to ensure that your finances are in place to complete the transaction on the set completion date.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Godmanchester property lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Co-operative have agreed my mortgage in principle, my offer on a house in Godmanchester has been agreed to, what happens next?
Your property agent will need to be informed of your solicitor's details (make sure the property lawyers are on the bank’s approved list). Call up Co-operative or the broker and complete any relevant paperwork. Co-operative will sellect a valuer who will get in touch with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Co-operative will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Godmanchester.
My partner and I are selling our house in Godmanchester and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Godmanchester conveyancer would know this is not the case. It does beg the question why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in Godmanchester. Having lived in Godmanchester for three years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of 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 life insurance to cover that same illness)
I am looking for a flat up to £195,000 and found one near me in Godmanchester I like with open areas and station nearby, however it only has 61 years on the lease. There is not much else in Godmanchester in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan that many years may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
My mum and dad cant seem to find their Godmanchester land registry title on the online search facility. They recall that back in the 60’s when they purchased the house there were complications with the address not being identified on some systems.
Nearly all residences in Godmanchester should be revealed. Have you endevoured to search with just the postcode. Normally it will identify all the premises inside the postcode. Assuming the property is recorded it will be there with a title number. If they bought back in the 60’s it's conceivable it may be unregistered. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title deeds which might be with your parent’s mortgage company.