My wife and I have just acquired a property in Chesterton. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Chesterton?

The query is vague as to the nature of the problems and if they are relate to conveyancing in Chesterton. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the process, a property owner completes a document called a SPIF. If the information ends up being inaccurate, you could possibly take legal action 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 Chesterton.

I can see plenty of information on this site about conveyancing in Chesterton but what is your top tip for finding the right conveyancer in Chesterton

It would be unwise to be tempted by the lowest Chesterton conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I'm spending time viewing houses in Chesterton and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Barclays.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are getting a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.

I have paid off my mortgage with Coventry BS. I assume I don't need a Chesterton lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I need some fast conveyancing in Chesterton as I have pressure to exchange contracts inside one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at liberty not to do searches although no law firm would recommend that you don't. With lots of history conveyancing in Chesterton the following are examples of what can arise and therefore affect future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Road Schemes,...

I used Stirling Law a few years ago for my conveyancing in Chesterton. Now, I need my files however the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Chesterton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've found a house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Chesterton. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Chesterton ?

Most houses in Chesterton are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Chesterton so you should seriously consider looking for a Chesterton conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.

Chesterton Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

How much is the ground rent and service charge? Does the lease have more than 85 years left? Is the freehold owned collectively by the tenants?