My wife and I have recently purchased a house in Swavesey. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Swavesey?

The query is not clear as to the nature of the problems and if they are unique to conveyancing in Swavesey. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller answers a document referred to as a SPIF. answers ends up being inaccurate, you may have a misrepresentation claim against the vendor 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 Swavesey.

Over the last few months I have been searching for a flat up to £195,000 and found one near me in Swavesey I like with open areas and transport links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Swavesey in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and then assign 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 concerning this.

I was recommended by numerous selling agents in Swavesey to find a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to market your site ahead of another?

We refuse to make any commission for directing people to this site. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

My husband and I are first time buyers - agreed a price, but the selling agent has warned us that the owners will only issue a contract if we use the agent's recommended conveyancers as they want a ‘quick sale’. We would rather use a family solicitor who is familiar with conveyancing in Swavesey

We suspect that the seller is not behind this ultimatum. Should the vendor require ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Contact the vendors directly and make sure they understand (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your own,trusted Swavesey conveyancing solicitors - not the ones that will provide the negotiator at the agency a kickback or achieve conveyancing figures pre-set by senior management.

Are there frequently found deficiencies that you see in leases for Swavesey properties?

There is nothing unique about leasehold conveyancing in Swavesey. All leases are drafted differently and drafting errors can result in certain clauses are missing. The following missing provisions could result in a defective lease:

A duty to insure the building

You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Norwich and Peterborough Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the buyer to pull out.

Swavesey Leasehold Conveyancing - Examples of Queries Prior to buying

What is the the remaining lease term? The prefered form of lease arrangement is a share of the freehold. In this scenario the leaseholders have control and notwithstanding that a managing agent is usually employed where the building is larger than a house conversion, the managing agent employed by the leaseholders.