My wife and I have just acquired a property in Willesden. We have since encountered a number of problems with the house which we consider were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Willesden?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Willesden. 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 completes a questionnaire known as a SPIF. answers ends up being incorrect, 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 Willesden.
Why is leasehold purchase conveyancing in Willesden is more expensive?
In summary, leasehold conveyancing in Willesden and North West London usually involve additional work compared to freehold conveyancing. This includes reviewing the lease, communicating with the landlord about serving applicable notices, securing current service charge and management information, obtaining the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
The Willesden conveyancing lawyers that just started acting on my house acquisition in Willesden have without warning shut down. I only went with them because I needed a firm on the Santander conveyancing panel and my family Willesden lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know 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 will need to appoint new lawyers that are on the Santander 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 lawyers should be in a position to help.
How does conveyancing in Willesden differ for new build properties?
Most buyers of new build or newly converted property in Willesden come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Willesden tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Willesden or who has acted in the same development.
We're novice buyers - agreed a price, but the agent told us that the vendor will only proceed if we instruct the agent's chosen solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Willesden
It is unlikely the vendors are behind this. If they desire ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you intend to use your own,trusted Willesden conveyancing solicitors - not the ones that will provide their estate agent a referral fee or achieve conveyancing figures demanded by senior management.