Will my lawyer be raising questions regarding flooding as part of the conveyancing in Tewkesbury.

The risk of flooding is if increasing concern for lawyers dealing with homes in Tewkesbury. Some people will purchase a house in Tewkesbury, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Tewkesbury. The standard information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a purchaser may commence a legal claim for losses as a result of such an inaccurate answer. The purchaser’s conveyancers will also commission an enviro search. This should reveal if there is any known flood risk. If so, additional investigations will need to be conducted.

I got the keys to my flat on 8 March and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Tewkesbury expressed confidence that it would be formalised inside ten days. Are properties in Tewkesbury particularly slow to register?

There is nothing unique when it comes to conveyancing in Tewkesbury registration formalities. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry communicate with any third parties. Currently roughly three quarters of submission are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration occurs once the buyer has moved in to the premises thus an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.

Given that I am about to part with 450k on a garden flat in Tewkesbury I would like to talk to a lawyer regarding thehome move ahead of appointing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in Tewkesbury.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Tewkesbury should be the amount on the final invoice that you are charged.

In my capacity as executor for the will of my father I am selling a property in Monmouth but live in Tewkesbury. My solicitor (approximately 250 miles from meneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Tewkesbury to witness this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Tewkesbury

Expecting to sign contracts shortly on a basement flat in Tewkesbury. Conveyancing lawyers inform me that they are sending me a report within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Tewkesbury should include some of the following:

Who has the liability to repair and maintain the building. It is important for you to know which party is responsible the repair and maintenance of every part of the building An explanation concerning the obligations as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a lessee enjoys You need to be told what counts as a Nuisance in the lease What the implications are if you have breached the provisions of the lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?

I purchased a 1 bedroom flat in Tewkesbury, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Tewkesbury with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease runs out on 21st October 2075

With 51 years unexpired we estimate the premium for your lease extension to range between £30,400 and £35,200 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do 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 want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.