Should my lawyer be raising questions concerning flooding as part of the conveyancing in Hertford.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Hertford. Some people will purchase a house in Hertford, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a numerous checks that can be initiated by the buyer or by their lawyers which will give them a better understanding of the risks in Hertford. The standard property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a buyer could commence a claim for damages as a result of such an misleading answer. The purchaser’s lawyers should also conduct an environmental search. This should indicate whether there is a recorded flood risk. If so, further investigations will need to be initiated.
Me and my brother own a renovated Georgian house in Hertford. Conveyancing lawyer acted for me and Santander. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should 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 Hertford and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.
About to purchase a new build flat in Hertford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Hertford
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
How does the Landlord & Tenant Act 1954 impact my commercial property in Hertford and how can you help?
The particular law that you refer to provides protection to commercial lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Hertford is one of our hundreds of areas of the UK in which our lawyers have offices
My partner has recommend that I instruct his conveyancers in Hertford. Should I choose my own property lawyer?
Much as we are happy to recommend a Hertford conveyancing lawyer it’s preferable to select a conveyancing solicitor is to seek guidance from friends or relatives who have previously instructed the firm you're contemplating using.
Our solicitor in Hertford has uncovered a a legal deficiency with the lease for the flat we are buying in Hertford. The other side have offered title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer says that as he is on the bank conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the lender?
Just because you have a mortgage offer from the lender does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Hertford conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the bank are the client. These conveyancing instructions must be adhered to by the lender conveyancing panel who has to balance acting for you and the mortgage company