Will my conveyancer be asking questions concerning flooding during the conveyancing in Bishops Stortford.

Flooding is a growing risk for conveyancers carrying out conveyancing in Bishops Stortford. There are those who acquire a house in Bishops Stortford, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house 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 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 solicitors which can figure out the risks in Bishops Stortford. The conventional set of information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to determine whether the property has ever been flooded. In the event that the premises has been flooded in past which is not disclosed by the owner, then a purchaser may issue a claim for damages as a result of such an incorrect reply. The buyer’s lawyers should also carry out an environmental search. This should reveal whether there is any known flood risk. If so, further inquiries will need to be made.

My wife and I have a semi-detached Georgian house in Bishops Stortford. Conveyancing solicitor represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching property. Is it worth asking Accord Mortgages Ltd to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bishops Stortford and other areas of 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 enquire as to the position with your conveyancing lawyer who carried out the work.

I am buying a new build house in Bishops Stortford benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not reveal to my solicitor about this deal as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.

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.

I am using a search engine for the phrase conveyancing in Bishops Stortford it brings up numerous solicitorsin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?

The best method of choosing a suitable conveyancer is through a personal referral, so seek the opinion of colleagues and family who have purchased a property in Bishops Stortford or a respected estate agent or financial adviser. Costs for conveyancing in Bishops Stortford vary, so it's sensible to secure at least three quotes from different solicitors. Dont forget to clarify what costs in the quote includes.

I am in need of some leasehold conveyancing in Bishops Stortford. Before diving in I want to be sure as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Bishops Stortford - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 1 bedroom flat in Bishops Stortford, conveyancing formalities finalised 7 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Bishops Stortford with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2093

With only 68 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as legals.

The suggested premium range 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. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.