Last August we completed a house move in West Smithfield. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in West Smithfield?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in West Smithfield. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire referred to as a Seller’s Property Information Form. If the information ends up being misleading, you may have a misrepresentation claim 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 West Smithfield.

I have just over seventy years unexpired on my lease and need a lease extension for my apartment in West Smithfield. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/12/2025 the requirements read as follows :

Various online forums that I have frequented warn that are the primary reason for obstruction in West Smithfield house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in West Smithfield.

I've recently bought a leasehold property in West Smithfield. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a a ground floor purpose built flat in West Smithfield. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?

if there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to determine the price payable.

An example of a Lease Extension case for a West Smithfield premises is Flat 89 Trinity Court Grays Inn Road in February 2013. the Tribunal found that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 to the Leasehold Reform, Housing and Urban Development Act 1993 should be £36,229. This case related to 1 flat. The remaining number of years on the lease was 66.8 years.

What is the reason for new build conveyancing in West Smithfield being more expensive?

Purchasing a brand new home is completely distinct from the normal house buying conveyancing in West Smithfield. For a start housebuilders usually need contracts to exchange within a tight deadline, the result being a a great deal of pressure on your property lawyer to make sure everything is in order. In addition new build properties frequently necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank obligations are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.