Willinstructing a Tenbury Wells conveyancing firm make the home moving process easier?
Tenbury Wells is a unique place, where local experience is a big bonus. The laid-back lifestyle has an upside – just not for your house move. The solicitors that we work with host well rounded Tenbury Wells intelligence with a positive, hands-onattitude that helps everything runs smoothly. It is a distinct advantage if they enjoy good rapport with financial advisers, search providers, valuers and counterpart Tenbury Wells conveyancing practices
Last May we completed a house move in Tenbury Wells. We have noticed several problems with the house which we suspect were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted for conveyancing in Tenbury Wells?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Tenbury Wells. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller fills in a form referred to as a SPIF. If the information ends up being inaccurate, then you may have a 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 Tenbury Wells.
It is a dozen years since I acquired my house in Tenbury Wells. Conveyancing solicitors have recently been retained on the sale but I am unable to locate my title documents. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with the lender or they may be in the possession of the lawyers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Tenbury Wells involves registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
It has been five months since my purchase conveyancing in Tenbury Wells took place. I have checked the Land Registry website which shows that I paid £175,000 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 asset 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.
I am a negotiator for a long established estate agency in Tenbury Wells where we have experienced a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given contradictory information from local Tenbury Wells conveyancing solicitors. Could you clarify whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the registered owner of a split level flat in Tenbury Wells, conveyancing formalities finalised in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Tenbury Wells with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2081
You have 62 years left to run the likely cost is going to span between £17,100 and £19,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.