My wife and I have recently bought a property in Tremeirchion. We have noticed several problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted for conveyancing in Tremeirchion?
The question is vague as what problems have arisen and if they are unique to conveyancing in Tremeirchion. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor answers a questionnaire referred to as a SPIF. If the information proves to be incorrect, 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 Tremeirchion.
It is a dozen years since I acquired my property in Tremeirchion. Conveyancing lawyers have now been appointed on the sale but I am unable to find my title documents. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly the chances are that the land 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. Nearly all conveyancing in Tremeirchion involves registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
I am looking to buy a property and need a conveyancing solicitor in Tremeirchion who is on the Britannia approved. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Britannia in certain locations such as Tremeirchion. We dont recommend any particular firm.
My partner and I are selling our property in Tremeirchion and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Tremeirchion. Having lived in Tremeirchion for three years we know of no issue. Should we get in touch with our local Authority to obtain clarification need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I own a leasehold house in Tremeirchion. Conveyancing and Halifax mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Tremeirchion who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Tremeirchion conveyancing lawyer to do this as it can be done on-line for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a leasehold flat in Tremeirchion, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Tremeirchion with a long lease are worth £185,000. The ground rent is £65 charged once a year. The lease ends on 21st October 2079
With just 59 years remaining on your lease we estimate the premium for your lease extension to span between £20,900 and £24,200 as well as 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 are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.