Will my conveyancer be raising questions concerning flooding as part of the conveyancing in Easingwold.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Easingwold. There are those who buy a property in Easingwold, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Easingwold. The standard property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to determine if the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser may bring a claim for damages resulting from an incorrect reply. A buyer’s conveyancers will also commission an enviro report. This should higlight if there is a recorded flood risk. If so, further investigations should be initiated.
I have a renovated Edwardian house in Easingwold. Conveyancing practitioner acted for me and Virgin Money. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Easingwold and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing practitioner who completed the work.
I'm buying a new build house in Easingwold benefiting from help to buy. The developers would not budge the price so I negotiated 6k of extras instead. The sale representative advised me not reveal to my solicitor about the side-deal as it may affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I was recommended by three or four local estate agents in Easingwold to select a property lawyer on your site. Is there a financial inducement for Estate Agents to market your services over and above another?
We refuse to give any referral fee for sending work to this site. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I only have Seventy years unexpired on my lease in Easingwold. I now want to extend my lease but my landlord is can not be found. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to locate the landlord. For most situations a specialist may be useful to try and locate and to produce a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court covering Easingwold.
I inherited a basement flat in Easingwold, conveyancing having been completed 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Easingwold with a long lease are worth £197,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2080
With just 55 years left to run the likely cost is going to span between £31,400 and £36,200 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
I'm purchasing a bungalow in Easingwold. I have found my conveyancer's company on the Law Society's list, but I can't see my lawyer's name on the list. Should I be concerned?
Not all staff in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.