My brother and I have just bought a house in Gospel Oak. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out for conveyancing in Gospel Oak?

The query is vague as what problems have arisen and if they are unique to conveyancing in Gospel Oak. Conveyancing searches and investigations undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner answers a document known as a Seller’s Property Information Form. answers provided is inaccurate, you could possibly take legal action against the seller 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 Gospel Oak.

We see that you have a search directory listing firms on the UBS conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Gospel Oak?

We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gospel Oak.

Various internet forums that I have visited warn that are a common cause of stalling in Gospel Oak conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Gospel Oak.

I have recentlybecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Gospel Oak for a purchase of a freehold house 12 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The quickest method to see if the premises is in your name, you can make 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 Gospel Oak conveyancing specialists.

Back In 2005, I bought a leasehold flat in Gospel Oak. Conveyancing and Norwich and Peterborough Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Gospel Oak who acted for me is not around. Any advice?

First contact HMLR to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Gospel Oak conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I have had difficulty in trying to reach an agreement for a lease extension in Gospel Oak. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to decide the price payable.

An example of a Lease Extension matter before the tribunal for a Gospel Oak flat is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case affected 1 flat. The unexpired residue of the current lease was 64.77 years.