Should our conveyancer be asking questions concerning flooding during the conveyancing in Acrefair.
Flooding is a growing risk for lawyers dealing with homes in Acrefair. Plenty of people will buy a house in Acrefair, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a various searches that may be carried out by the purchaser or by their conveyancers which can figure out the risks in Acrefair. The conventional set of property information forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out if the premises has ever been flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser may issue a claim for damages as a result of such an misleading answer. A buyer’s lawyers may also order an enviro search. This will disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be made.
I purchased a 4 bedroom Edwardian property in Acrefair. Conveyancing lawyer acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Acrefair 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 purchasers. You can also question the position with the conveyancing solicitor who conducted the conveyancing.
In my capacity as executor for the estate of my father I am selling a property in Neath but I am based in Acrefair. My conveyancer (who is 260 kilometers awayneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Acrefair who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Acrefair based
Can you provide any advice for leasehold conveyancing in Acrefair from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Acrefair can be avoided if you get in touch lawyers as soon as you market your property and ask them to collate the leasehold information which will be required by the buyers’ representatives. If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you laid down wooden flooring? Acrefair leases often stipulate that internal structural changes or installing wooden flooring calls for a licence from the Landlord consenting to such works. If you fail to have the paperwork to hand do not contact the landlord without checking with your solicitor in advance. The majority of landlords or Management Companies in Acrefair charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Acrefair. You believe that you know the number of years left on your lease but you should verify this via your solicitors. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is essential at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
Leasehold Conveyancing in Acrefair - Sample of Questions you should ask Prior to buying
Most Acrefair leasehold apartments will be liable to pay a service charge for the upkeep of the block levied by the freeholder. Where you buy the property you will have to meet this contribution, normally quarterly accross the year. This can differ from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a rentcharge for you to pay yearly, this is usually not a significant sum, say around £50-£100 but you need to enquire as occasionally it can be prohibitively expensive. What is the service charge and ground rent on the flat? The answer will be useful as a) areas can result in problems in the block as the common areas may start to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will wish to know about it
I have been recommended a conveyancing solicitor in Acrefair. I I would like to check if they are listed on the bank's conveyancing panel. Could you assist?
It’s a good idea contact your solicitor to check if they are on the bank's panel. Alternatively please call us and we can make some checks for you. If they are not on the bank panel we can certainly arrange a reputable conveyancing solicitor in Acrefair on the approved list for your mortgage company.