Are the BSA planning on creating a searchable register to list practices on the Coventry BS conveyancing panel for example in Bridlington?

We have not been informed any plans on the part of the BSA to develop such a search facility.

Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Bridlington.

Flooding is a growing risk for conveyancers specialising in conveyancing in Bridlington. There are those who acquire a house in Bridlington, 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 sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, but there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Bridlington. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a purchaser may issue a compensation claim resulting from an inaccurate reply. The buyer’s lawyers may also carry out an environmental search. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.

I was recommended by a number of selling agents in Bridlington to locate a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to offer your site over another?

We refuse to give any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

Do you have any advice for leasehold conveyancing in Bridlington with the aim of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Bridlington can be reduced where you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the buyers’ conveyancers.
If you hold a share in a the Management Company, you should make sure that you have the original share certificate. Organising a replacement share certificate can be a time consuming process and slows down many a Bridlington conveyancing deal. Where a duplicate share certificate is required, you should approach the company officers or managing agents (if applicable) for this sooner rather than later. Some Bridlington leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years left on your lease but you should double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is below 80 years. It is therefore essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

I am the registered owner of a basement flat in Bridlington, conveyancing having been completed March 2000. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Bridlington with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2075

With only 50 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues 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.

What is the reason for new build conveyancing in Bridlington being more expensive?

Conveyancing in Bridlington for newly converted or new build properties usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further investigations and contractual concerns.