I am getting closer to an exchange on a house in Barton Upon Humber and my mum and dad have transferred the 10% deposit to my lawyer. I am now informed that as the deposit has been sent from someone other than me my conveyancer needs to disclose this to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

Your conveyancing practitioner is duty bound to check with the bank to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

We note that you have a post code search directory listing firms on the Lloyds conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Barton Upon Humber?

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

Will our conveyancer be asking questions regarding flooding during the conveyancing in Barton Upon Humber.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Barton Upon Humber. Some people will purchase a house in Barton Upon Humber, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Barton Upon Humber. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to discover if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could bring a claim for damages as a result of such an misleading answer. The buyer’s solicitors may also order an environmental search. This should higlight if there is any known flood risk. If so, additional inquiries will need to be conducted.

Due to the encouragement of my in-laws I had a survey completed on a property in Barton Upon Humber in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks will refuse to issue a loan on a flying freehold property.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Barton Upon Humber. Conveyancing may be slightly more expensive based on your lender's requirements.

There are only 72 years unexpired on my lease in Barton Upon Humber. I now want to get lease extension but my landlord is absent. What should I do?

On the basis that 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 mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to locate the landlord. For most situations a specialist should be helpful to try and locate and to produce an expert document which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Barton Upon Humber.

Barton Upon Humber Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

Is the freehold reversion owned collectively by the tenants? Its a good idea to find out as much as possible regarding the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the upkeep of the communal areas. Ask other people what they think of their service. In conclusion, find out the dates that you are obliged pay the service charge to the appropriate party and precisely what you get for your money.