We are looking to buy a property and need a conveyancing solicitor in Filey who is on the Coventry BS solicitor panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Filey.

Should our conveyancer be raising enquiries concerning flooding during the conveyancing in Filey.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Filey. Some people will buy a property in Filey, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Filey. The standard information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the premises has ever been flooded. If the property has been flooded in past and is not revealed by the owner, then a purchaser may commence a compensation claim resulting from an misleading response. The buyer’s solicitors may also order an enviro report. This should indicate if there is a recorded flood risk. If so, further inquiries will need to be conducted.

How does conveyancing in Filey differ for new build properties?

Most buyers of new build property in Filey approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Filey tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Filey or who has acted in the same development.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Filey I like with amenity areas and transport links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Filey in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I am employed by a busy estate agency in Filey where we have witnessed a number of leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Filey conveyancing solicitors. Please can you confirm whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Filey - Examples of Queries Prior to buying

Does the lease include onerous restrictions? Plenty Filey leasehold apartments will incur a service bill for the upkeep of the building set on behalf of the landlord. Should you purchase the flat you will have to meet this charge, normally quarterly throughout the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all likelihood there will be a ground rent to be met yearly, normally this is not a exorbitant amount, say approximately £25-£75 but you should to check as occasionally it could be prohibitively expensive. Can you inform me if there are any major works anticipated that could add a premium to the maintenance charges?