Last May we completed a house move in Ravenshead. We have noticed several problems with the house which we consider were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Ravenshead?
The question is vague as what problems have arisen and if they are specific to conveyancing in Ravenshead. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a questionnaire called a Seller’s Property Information Form. answers ends up being incorrect, then you may have a 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 Ravenshead.
We are buying a flat and need a conveyancing solicitor in Ravenshead who is on the Nationwide solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Ravenshead.
I am buying a terrace house in Ravenshead. We would like to carry out an extension to the side at the property.Will legal conveyancing on the property include investigations to ascertain if these alterations are prohibited?
Your conveyancer should review the deeds as conveyancing in Ravenshead will occasionally identify restrictions in the title deeds which prevent categories of works or need the permission of another owner. Some additions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
After months of negotiation I have agreed a price on a house in Ravenshead. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £175. A couple of days later, the conveyancing practitioner called me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Ravenshead solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Ravenshead surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Ravenshead differ for new build properties?
Most buyers of new build property in Ravenshead approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Ravenshead tend to buy 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 conveyancers 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 accustomed to new build conveyancing in Ravenshead or who has acted in the same development.
Expecting to exchange soon on a studio apartment in Ravenshead. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Ravenshead should include some of the following:
Does the lease prohibit wood flooring? Are pets allowed in the flat? You should be informed what constitutes a Nuisance in the lease Advice as to the provision as set out in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a lessee has if lease has a provision for a slush account for major works?
I inherited a 2 bed flat in Ravenshead, conveyancing was carried out December 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Ravenshead with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease finishes on 21st October 2080
With only 61 years unexpired the likely cost is going to span between £18,100 and £20,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.