Last July we completed a house move in Moseley. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Moseley?
The question is vague as what problems have arisen and if they are unique to conveyancing in Moseley. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a form referred to as a Seller’s Property Information Form. If the information proves to be misleading, you may have a misrepresentation claim 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 Moseley.
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Moseley. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Moseley?
On the day of completion you will not be required to go to the conveyancers office in Moseley. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
A relative informed me that in buying a property in Moseley there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Moseley which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Moseley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Barclays, do Moseley conveyancers face an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have justfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Moseley for a purchase of a freehold house 18 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The quickest way to check if the property is in your name, 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 Moseley conveyancing specialists.
How does conveyancing in Moseley differ for newly converted properties?
Most buyers of new build property in Moseley contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Moseley tend to purchase the real estate, 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 conveyancers 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 Moseley or who has acted in the same development.
I only have 72 years remaining on my lease in Moseley. I now want to get lease extension but my landlord is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to locate the freeholder. In some cases a specialist would be useful to try and locate and to produce an expert document which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s disappearance and the application to the County Court covering Moseley.
I inherited a garden flat in Moseley, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Moseley with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 levied per year. The lease terminates on 21st October 2085
You have 61 years unexpired the likely cost is going to range between £19,000 and £22,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.