Last April we completed a house move in Harrold. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Harrold?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Harrold. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, a seller completes a document known as a SPIF. If the information turns out to be inaccurate, you may have a misrepresentation claim against the seller 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 Harrold.
I am expecting a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Harrold solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Harrold solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
My wife and I are spending time viewing flats in Harrold and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Barclays.
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 pass their contact information on to the EA. Given that you are seeking a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Harrold. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
My friend advised me that if I am purchasing in Harrold I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Harrold conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Harrold around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Harrold Education with maps and statistics, Local Amenities and other useful data about Harrold.
What are your top tips when it comes to appointing a Harrold conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Harrold conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Harrold conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
Can they put you in touch with clients in Harrold who can give a testimonial?
I purchased a 2 bed flat in Harrold, conveyancing formalities finalised in 1999. How much will my lease extension cost? Similar flats in Harrold with an extended lease are worth £227,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2091
You have 72 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
What is the reason for new build conveyancing in Harrold being more expensive?
Acquiring a new build home is completely distinct from the standard house buying conveyancing in Harrold. Firstly developers normally need contracts to exchange inside a short timeframe, so there is a lot of pressure on your property lawyer to ensure all is in order. In addition new build premises frequently necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders obligations are also more demanding. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.