Will my solicitor be raising enquiries about flooding as part of the conveyancing in Bacup.

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

Conveyancers are not best placed to offer advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Bacup. The conventional set of property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out if the premises has ever been flooded. If flooding has previously occurred and is not notified by the owner, then a purchaser could bring a compensation claim as a result of such an misleading answer. The buyer’s lawyers will also order an enviro search. This should reveal whether there is a recorded flood risk. If so, further inquiries will need to be initiated.

four months have elapsed following my purchase conveyancing in Bacup concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Just had an offer accepted on a new build apartment in Bacup. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bacup

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.

My husband and I are a couple of weeks into a freehold purchase having been referred to a firm by the estate agent to carry out the conveyancing in Bacup. I am not happy. Can you you assist me in finding new solicitors?

A solicitor would need to be very poor in order to consider replacing them. Has your mortgage offer been issued? In the event that it has you must inform them of the replacement conveyancer and get the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company approved list to avoid escalating fees and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool should help you find a bank approved solicitor for your home move in Bacup

I am purchasing a property and require a conveyancing solicitor in Bacup who is on the mortgage company conveyancing panel. Can you recommend a Bacup or local Bacup solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in Bacup. We dont recommend any particular firm.