Last April we completed a house move in Gwersyllt. We have since encountered a number of problems with the house which we consider were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Gwersyllt?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Gwersyllt. Conveyancing searches and due diligence undertaken as part of the buying process are supposed to help avoid problems. As part of the process, a seller fills in a document called a SPIF. If the information proves to be inaccurate, you could possibly take legal action 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 Gwersyllt.
I'm the sole beneficiary of my late mum's will with all property in now in my sole name, including the house in Gwersyllt. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the property in June. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many lenders would take a sensible view as this clause is chiefly there to capture the purchase and immediately sell or the flipping of properties.
Does a directory service exist listing Kent Reliance panel solicitors in Gwersyllt on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings visible over the internet. If you are looking for a Gwersyllt lawyer on the Kent Reliance please make the most of our tool.
Our offer on a house in Gwersyllt has been accepted, the sellers do however have an associated purchase. The vendors have offered on a flat, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have selected a high street conveyancing solicitor in Gwersyllt. What should be my next step? At what stage do I apply for the mortgage with UBS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Gwersyllt conveyancing search costs, etc). The first thing to do is ensure that your conveyancing practitioner is on the UBS approved list. As to the next steps this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. In a rising market many home buyers will apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they request their conveyancer to move forward with searches.
We are purchasing a property and the solicitor has referenced Chancel Repair for which the property could be obligated to pay given it’s proximity to the area of such a church. She has recommended insurance. Is this really appropriate for conveyancing in Gwersyllt
Unless a prior acquisition of the property completed post 12 October 2013 you may take it that lawyers handling conveyancing in Gwersyllt to remain encouraging a chancel search and or insurance against a claim.
Me and my brother own a 4 bedroom Edwardian house in Gwersyllt. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Santander to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gwersyllt and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing lawyer who conducted the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Gwersyllt. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Gwersyllt
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.