My wife and I have lately purchased a property in Treharris. We have since encountered a number of problems with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been ordered as part of conveyancing in Treharris?
The query is vague as to the nature of the problems and if they are unique to conveyancing in Treharris. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the process, a property owner completes a document called a Seller’s Property Information Form. If the information turns out to be misleading, you may have a misrepresentation claim against the seller 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 Treharris.
Are the Treharris conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Treharris conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
The deeds to my home are lost. The conveyancers who dealt with the conveyancing in Treharris 4 years ago have long since closed. What do I do?
These day there are duplicates made of almost everything, and your conveyancer will know exactly where to find all the relevant paperwork so you can purchase or dispose of your house without a hitch. If duplicates can’t be found, your conveyancer may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on the property.
Should I instruct a Treharris conveyancing solicitor based in the location that I am buying? We have a good friend who can carry out the legal work but his firm is located over three hundred miles drive away.
The benefit of a local Treharris conveyancing practice is that you can visit the firm to sign documents, hand in your ID and apply pressure on them if necessary. They will also have local intelligence which is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and they were impressed that must trump using an unknown Treharris conveyancing lawyer just because they are local.
My partner and I may need to rent out our Treharris garden flat for a while due to taking a sabbatical. We used a Treharris conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your last Treharris conveyancing lawyer is not available you can review your lease to see if it allows you to sublet the apartment. The accepted inference is that if the lease is silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek permission from your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet without prior permission. The consent is not allowed to be unreasonably withheld. If the lease prohibits you from letting out the property you should ask your landlord for their consent.
I am the registered owner of a split level flat in Treharris, conveyancing having been completed October 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Treharris with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2071
With only 52 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.