Will my conveyancer be raising enquiries concerning flooding as part of the conveyancing in Adwick le Street.
Flooding is a growing risk for lawyers conducting conveyancing in Adwick le Street. There are those who acquire a house in Adwick le Street, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their solicitors which will give them a better appreciation of the risks in Adwick le Street. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover whether the premises has suffered from flooding. If the premises has been flooded in past which is not revealed by the vendor, then a purchaser could commence a claim for damages resulting from an inaccurate answer. A buyer’s conveyancers will also conduct an enviro search. This should reveal whether there is a recorded flood risk. If so, more detailed investigations should be initiated.
I used Arc property Solicitors several years past for my conveyancing in Adwick le Street. I now require my file however the law firm has closed. 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 Adwick le Street 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 recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Adwick le Street is the location of the property. What do you suggest?
Flying freeholds in Adwick le Street are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Adwick le Street you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Adwick le Street may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I'm converting the mortgage on my existing house to a BTL loan with Bank of Ireland and intend to use the remaining equity towards another property. The area we are looking at is Adwick le Street. Will your conveyancers be able to act for the two mortgage companies and link together the two deals?
Make use of our search tool on this page to check that the solicitors are on the relevant lender panels. On the basis that they are the conveyancer should be able to connect the two transactions but you should have a chat with you lawyer and specify your expectations and requirements.
I work for a busy estate agent office in Adwick le Street where we have experienced a few leasehold sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Adwick le Street conveyancing solicitors. Can you confirm whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a garden flat in Adwick le Street, conveyancing formalities finalised in 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Adwick le Street with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced every year. The lease ceases on 21st October 2081
With 55 years left to run the likely cost is going to range between £31,400 and £36,200 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
I happen to be an executor of my recently deceased mum’s Will, with a property in Adwick le Street which is to be marketed. The property has never been registered at HMLR and I'm told that some purchasers will insist that it is completed before they will proceed. What's the procedure for this?
In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.