Last July we completed a house move in Stroud. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Stroud?
The query is not clear as to the nature of the problems and if they are specific to conveyancing in Stroud. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a document known as a SPIF. If the information is incorrect, you may have a misrepresentation claim 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 Stroud.
We note that you have a post code search directory identifying firms on the Lloyds conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Stroud?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stroud.
Do the Building Society Association intend to launch a searchable register to to identify practices on the Earl Shilton BS conveyancing panel for instance in Stroud?
We have not been informed any plans on the part of the BSA to promote such a search facility.
I moved into my home on 9 September and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Stroud advises it will be concluded in less than a month. Are properties in Stroud uniquely lengthy to register?
There is nothing unique about conveyancing in Stroud registration formalities. Rather than based on location, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. At present approximately 80% of submission are fully dealt with within 12 days but some can be subject to longer delays. Historically registration occurs once the buyer has moved in to the property thus an expedited registration is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
I want to sublet my leasehold flat in Stroud. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Notwithstanding that your last Stroud conveyancing solicitor is no longer around you can review your lease to see if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to seek consent from your landlord or some other party prior to subletting. The net result is that you cannot sublet in the absence of prior permission. The consent should not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
I inherited a leasehold flat in Stroud, conveyancing having been completed April 2004. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Stroud with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2096
With 76 years left to run the likely cost is going to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.