Should our solicitor be asking questions regarding flooding during the conveyancing in Eccles.

Flooding is a growing risk for lawyers dealing with homes in Eccles. Some people will purchase a house in Eccles, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a numerous searches that may be undertaken by the buyer or by their conveyancers which can give them a better appreciation of the risks in Eccles. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to determine whether the property has suffered from flooding. If the property has been flooded in past which is not notified by the vendor, then a purchaser could commence a compensation claim resulting from an incorrect answer. The buyer’s conveyancers should also commission an environmental report. This will reveal if there is a recorded flood risk. If so, additional inquiries should be carried out.

I used Wolstenholmes several years ago for my conveyancing in Eccles. I now require my papers but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Eccles of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build flat in Eccles. Conveyancing is daunting 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.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Eccles

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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 provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Having had my offer accepted I require leasehold conveyancing in Eccles. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Eccles - 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.

Eccles Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying

Best to be warned if redecorating or some other significant cost is coming up to be shared between the leasehold owners and could well dramatically impact the level of the maintenance fees or require a one time payment. It would be prudent to find out if the the lease includes any adverse restrictions in the lease. By way of example plenty of leases prohibit pets being allowed in in a block in Eccles. If you like the propertyin Eccles but your dog is not allowed to move with you then you will be presented with a hard determination. Does the lease have onerous restrictions?

My wife and I are purchasing a studio flat in Eccles. At the time of instructing our conveyancer, they told us that they were on all major UK mortgage company panels. The financial adviser contacted us just now to advise that they don't seem to be on the UBS approved list. Should that be true, what should we do? Do we simply find a different conveyancer that is on their panel or should we pay for separate representation, with UBS selecting their own approved property lawyer.

When purchasing a property with the benefit of a mortgage it is conventional for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to satisfy. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact UBS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on UBS's conveyancing panel as you are at liberty to use your preferred Eccles lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.