Last December we completed a house move in Ramsbottom. We have noticed several problems with the house which we consider were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Ramsbottom?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Ramsbottom. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a questionnaire known as a SPIF. If the information proves to be misleading, 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 Ramsbottom.

It has been four months following my purchase conveyancing in Ramsbottom concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 premises 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.

About to purchase a new build apartment in Ramsbottom. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ramsbottom

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants.

I am looking for a leasehold apartment up to £235,500 and found one close by in Ramsbottom I like with open areas and transport links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Ramsbottom suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

We are 14 days into a leasehold purchase having been directed to solicitors by the estate agent to perform conveyancing in Ramsbottom. I am am extremely frustrated with the quality of service. Could you help me find new lawyers?

They would need to be really poor in order to consider diss instructing them. Has the mortgage offer been generated? If so you will need to advise them of the new contact details and get the loan are re-sent. The conveyancer needs to be on the lenders panel to avoid supplemental charges and frustration. That should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a lender approved solicitor for your conveyancing in Ramsbottom