Last April we completed a house move in Lutterworth. We have since encountered a number of issues with the property which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Lutterworth?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Lutterworth. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire called a SPIF. If the information proves to be inaccurate, you could possibly take legal action 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 Lutterworth.
Having sold my house in Lutterworth last September yet the purchaser is Skype messaging me complaining that his lawyer is waiting to hear from myconveyancer. What should have happened following completion?
Following your house sale your solicitor is duty bound to forward the transfer documentation and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer should also evidence that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There is unlikely to be post completion requirements just for conveyancing in Lutterworth.
How does conveyancing in Lutterworth differ for new build properties?
Most buyers of new build property in Lutterworth contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Lutterworth typically purchase the site, 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 conveyancing solicitors 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 used to new build conveyancing in Lutterworth or who has acted in the same development.
How can the Landlord & Tenant Act 1954 impact my business offices in Lutterworth and how can you help?
The particular law that you refer to provides security of tenure to business leaseholders, giving them the legal entitlement to apply to court for a new lease and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Lutterworth
I have recently realised that I have 62 years unexpired on my lease in Lutterworth. I need to extend my lease but my freeholder is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to locate the lessor. For most situations an enquiry agent should be useful to carry out a search and to produce an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the vesting order request to the County Court covering Lutterworth.
Leasehold Conveyancing in Lutterworth - Sample of Questions you should ask Prior to buying
Is anyone aware of any major works on the horizon that will likely increase the maintenance fees? How is the lease structured? On the whole the cost for major works tend not to be included within maintenance charges, although a few managing agents in Lutterworth require tenants to contribute towards a sinking fund created for the specific purpose of establishing a fund for major repairs or maintenance.