My wife and I have just acquired a house in Sherwood. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Sherwood?

The query is vague as to the nature of the problems and if they are unique to conveyancing in Sherwood. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a form referred to as a Seller’s Property Information Form. answers provided is inaccurate, you could possibly take legal action against the owner 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 Sherwood.

Finally the sale completed on my house in Sherwood last May but my buyer keeps Skype messaging every few hours complaining that his conveyancer is waiting to hear from mysolicitor. What should have happened now that I have sold?

After completion of your sale your conveyancer should deliver the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your solicitor should also evidence that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There is unlikely to be post completion tasks peculiar conveyancing in Sherwood.

Will our solicitor be making enquiries concerning flooding during the conveyancing in Sherwood.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Sherwood. Some people will acquire a property in Sherwood, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a numerous checks that may be carried out by the buyer or by their conveyancers which can figure out the risks in Sherwood. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to find out if the premises has historically flooded. In the event that the premises has been flooded in past and is not notified by the vendor, then a buyer could bring a legal claim for losses stemming from an inaccurate answer. A purchaser’s lawyers should also conduct an enviro search. This will indicate if there is any known flood risk. If so, further inquiries will need to be conducted.

I have todaybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Sherwood for a purchase of a freehold house 12 months ago. How can I establish that the property is not still registered in the name of the former proprietor?

The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Sherwood conveyancing specialists.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Sherwood. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Sherwood ?

The majority of houses in Sherwood are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Sherwood so you should seriously consider shopping around for a Sherwood conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is part of an estate. Your solicitor should report to you on the legal implications.

Leasehold Conveyancing in Sherwood - Examples of Queries before Purchasing

For most Sherwood leaseholds the cost for major works tend not to be wrapped into the maintenance charges, although a few managing agents in Sherwood ask leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for larger works. The answer will be helpful as a) areas could result in problems for the block as the communal areas may begin to deteriorate if repairs are not paid for b) if the tenants have an issue with the running of the building you will wish to know about it