My brother and I have just purchased a property in Wombwell. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Wombwell?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Wombwell. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller answers a form referred to as a Seller’s Property Information Form. answers is misleading, 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 Wombwell.
We are getting a further advance on our home loan from Coventry BS as we intend to conduct renovations to our house in Wombwell. Do we need to choose a nearby Wombwell solicitor on the Coventry BS conveyancing panel to deal with the paperwork?
Coventry BS would not normally instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS conveyancing panel.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Wombwell building society branch on various occasions and was told it wasn't a problem and they will lend. My Wombwell conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?
Provided that the property lawyer is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I recently had an offer agreed on an apartment in Wombwell. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £200. A few days later, the solicitor called me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Just acquired a terraced house in Wombwell , how long should it take for the Land Registry to deal with the formalities evidencing my proprietorship? My Wombwell conveyancing solicitor has been very slow, so I want to be sure the registration is concluded.
As far as conveyancing in Wombwell is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and whether the Land registry communicate with any other parties. Currently approximately three quarters of submission are fully addressed within two weeks but occasionally there can be protracted delays. Historically registration takes place once the new owner has moved in to the premises thus an expedited registration is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
How do I identify a Wombwell solicitor on the Lloyds TSB Bank conveyancing panel? I have wheels and am willing to travel upto 25miles to meet the conveyancer.
You can use the tool on this page. Please pick a bank and your location and you will see a number of Wombwell conveyancing lawyers locally. We have listed some Wombwell conveyancing firms at the bottom of this page and you can contact them to check whether they are on the Lloyds TSB Bank approved list
I have just appointed agents to market my garden flat in Wombwell. Conveyancing has not commenced, however I have just received a half-yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal because all ground rent and service charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a studio flat in Wombwell, conveyancing having been completed 8 years ago. How much will my lease extension cost? Corresponding properties in Wombwell with a long lease are worth £216,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2089
You have 69 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.