My partner and I have lately bought a house in Tenbury Wells. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Tenbury Wells?

The query is vague as what problems have arisen and if they are unique to conveyancing in Tenbury Wells. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the process, the vendor answers a document known as a SPIF. If the information turns out to be inaccurate, 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 Tenbury Wells.

Will lawyers request an advanced payment when it comes to conveyancing in Tenbury Wells?

Where you are retaining lawyers for conveyancing in Tenbury Wells your lawyer will request that you put them with monies to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. When the deposit is payable against the total price then this will be required shortly in advance of exchange of contracts. The closing balance that is needed will be payable a couple of days prior to the completion date.

I am assisting my niece sell her property in Tenbury Wells. Does the solicitor commission the energy assessment or do I organise this?

After the demise of HIPs, energy assessments became a required part of moving property. An energy performance certificate must be commissioned prior to the property being advertised. This is not a task that lawyers ordinarily organise. Where you are instructing a Tenbury Wells conveyancing practitioner they may help arrange EPC’s due to their contacts with long established Tenbury Wells providers

Can I be sure that the Tenbury Wells conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Tenbury Wells seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.

The mortgage over my property is with Skipton for my property in Tenbury Wells. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?

Your original mortgage agreement with Skipton will provide that you need their approval in advance of renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.

How straightforward is it to use your search facility to select a conveyancing lawyer in Tenbury Wells on the approved list for my lender?

1st pick a lender such as Yorkshire Building Society, Leeds Building Society or Godiva Mortgages Ltd then specify your preferred area for instance Tenbury Wells. Conveyancing firms in Tenbury Wells and beyond should be shown.

What advice can you give us when it comes to finding a Tenbury Wells conveyancing firm to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Tenbury Wells conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Tenbury Wells conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

How experienced is the practice with lease extension legislation?

I am the registered owner of a 1st floor flat in Tenbury Wells, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Tenbury Wells with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2092

You have 68 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other 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 seeking the advice of a professional.