Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Broseley.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Broseley. There are those who buy a house in Broseley, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, 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 as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a various searches that can be initiated by the buyer or by their solicitors which will give them a better appreciation of the risks in Broseley. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to discover if the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a legal claim for losses as a result of such an misleading response. The buyer’s solicitors should also order an enviro search. This should reveal if there is any known flood risk. If so, more detailed investigations will need to be conducted.

Just acquired a terraced house in Broseley , how long should it take for the Land Registry to register the transfer to my name? My Broseley conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.

As far as conveyancing in Broseley is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any interested parties. Currently in the region of three quarters of submission are fully addressed within 12 days but some can be subject to protracted hold-ups. Registration is effected once the purchaser is living at the premises so 'speed' is not usually top priority but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

I am selling my house. My past lawyers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Broseley if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Broseley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.

Do you have any top tips for leasehold conveyancing in Broseley with the purpose of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Broseley can be avoided where you appoint lawyers the minute you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ solicitors.
In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Broseley state that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord acquiescing to such works. Where you dont have the approvals to hand do not communicate with the landlord without contacting your lawyer first. If you have had any disputes with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is ongoing. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to present the dispute as over rather than unresolved. 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 be unlikely to recommend their client to to exchange contracts if the remaining number of years is less than 80 years. It is therefore 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. Some Broseley leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.

I bought a 1 bedroom flat in Broseley, conveyancing having been completed in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Broseley with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2105

With 80 years left to run we estimate the price of your lease extension to span between £7,600 and £8,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

Is it necessary during the course of the conveyancing process to visit the offices of the lender conveyancing panel solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Broseley so that I can attend their offices if necessary.

Most conveyancing panel lawyers for the lender undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Broseley. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.