My mortgage company has recommended a law firm on their panel based in Brown Edge but I would rather use a conveyancing lawyer in Brown Edge local to me. Can you assist?

Not all Brown Edge conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Use our search tool to find a Brown Edge conveyancing firm on the on the bank panel.

Will our solicitor be raising questions concerning flooding as part of the conveyancing in Brown Edge.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Brown Edge. There are those who acquire a house in Brown Edge, 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 obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a number of checks that can be initiated by the buyer or by their conveyancers which can figure out the risks in Brown Edge. The standard property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to determine if the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may commence a legal claim for losses resulting from an inaccurate answer. The purchaser’s conveyancers should also order an environmental search. This should higlight if there is a recorded flood risk. If so, further investigations should be made.

I am purchasing my first flat in Brown Edge with a mortgage from Skipton Building Society. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not to tell my conveyancer about the side-deal as it could impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Is it best to choose a Brown Edge conveyancing lawyer who is local to the property I am hoping to buy? An old friend can carry out the legal formalities however they are based 400kilometers away.

The benefit of a local Brown Edge conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Brown Edge know how is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and the majority were impressed that should outweigh using an unknown Brown Edge conveyancing solicitor just because they are local.

I am intending to rent out my leasehold flat in Brown Edge. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Your lease dictates the relationship between the landlord and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Brown Edge do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I purchased a ground floor flat in Brown Edge, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Brown Edge with a long lease are worth £176,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2074

With 50 years left to run the likely cost is going to span between £31,400 and £36,200 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously 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.