My brother and I have just acquired a house in Hemel Hempstead. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Hemel Hempstead?
The question is vague as to the nature of the problems and if they are unique to conveyancing in Hemel Hempstead. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller completes a document called a SPIF. If the information provided is 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 Hemel Hempstead.
Why is leasehold purchase conveyancing in Hemel Hempstead costs more?
In summary, leasehold conveyancing in Hemel Hempstead and elsewhere usually involve more due diligence compared to freehold transactions. This includes reviewing the lease, corresponding with the landlord concerning serving appropriate notices, procuring up-to-date service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.
My wife and I are downsizing from our house in Hemel Hempstead and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Hemel Hempstead lawyer would know this is not the case. It does beg the question why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Hemel Hempstead. We have lived in Hemel Hempstead for many years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? 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 ailment)
three months have elapsed following my purchase conveyancing in Hemel Hempstead concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Hemel Hempstead is the location of the property. What do you suggest?
Flying freeholds in Hemel Hempstead are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hemel Hempstead you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hemel Hempstead may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.