I have just been advised by my IFA that my Buxton lawyer is not on the bank Conveyancing panel. How can I be certain whether this is indeed the case?
The best course of action for you to take is to contact your Buxton lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Should my lawyer be raising questions concerning flooding as part of the conveyancing in Buxton.
Flooding is a growing risk for solicitors carrying out conveyancing in Buxton. Plenty of people will acquire a house in Buxton, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Buxton. The conventional set of information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer could bring a legal claim for losses as a result of such an inaccurate answer. The purchaser’s solicitors should also carry out an enviro report. This should reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be initiated.
I have been on the look out for a leasehold apartment up to £235,500 and identified one round the corner in Buxton I like with a park and transport links nearby, however it only has 49 years on the lease. There is not much else in Buxton for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
As co-executor for the will of my grandfather I am selling a house in Swansea but I am based in Buxton. My lawyer (approximately 300 miles from merequires that I execute a statutory declaration before completion. Could you suggest a conveyancing solicitor in Buxton to witness this legal document for me?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Buxton
We are in the process of selling our flat in Buxton. Conveyancing is fine but we are being charged an extortionate amount from the managing agents. So far we have issued a cheque for £268 for a leasehold management information and then a further £117.20 for responses to questions raised by the buyers conveyancing practitioner.
You will not have any say over the level of the bill for this information but the typical costs for the information for Buxton leasehold premises is £350. For Buxton conveyancing sales it is conventional for the vendor to cover the costs. The landlord or their agents are under no legal obligation to answer these questions most will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no legislation that mandates set fees for administrative tasks. There is no prescriptive time frame by which they are duty bound to issue answers.