Last April we completed a house move in Trearddur Bay. We have noticed several problems with the property 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 carried out for conveyancing in Trearddur Bay?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Trearddur Bay. Conveyancing searches and investigations undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a form referred to as a SPIF. answers ends up being misleading, 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 Trearddur Bay.
The Trearddur Bay conveyancing lawyers that I recently instructed on my purchase in Trearddur Bay have without warning shut down. I chose them because I needed a lawyer on the Clydesdale conveyancing panel and my preferred Trearddur Bay lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I have todaybeen informed that Stirling Law have closed. They carried out my conveyancing in Trearddur Bay for a purchase of a leasehold flat 9 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The easiest method to check if the property is registered to you, 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 Trearddur Bay conveyancing specialists.
I am looking for a flat up to £195,000 and identified one round the corner in Trearddur Bay I like with amenity areas and railway links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Trearddur Bay for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Trearddur Bay and how can you help?
The 1954 Act affords security of tenure to business tenants, granting the legal entitlement to make a request to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Trearddur Bay