Will our lawyer be making enquiries concerning flooding during the conveyancing in Halkyn.

Flooding is a growing risk for lawyers specialising in conveyancing in Halkyn. There are those who acquire a house in Halkyn, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Halkyn. The conventional set of property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine 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 may bring a compensation claim as a result of such an inaccurate answer. A purchaser’s lawyers should also carry out an enviro search. This will disclose whether there is a recorded flood risk. If so, additional inquiries should be carried out.

I'm purchasing my first flat in Halkyn with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not inform my lawyer about this extras as it may put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I'm refinancing my primary home to a buy to let loan with Barnsley Building Society and I will use the rest of the raised equity towards further house. The neighborhood we are looking at is Halkyn. Will your lawyers be able to act for the two banks and tie in the transactions?

Make use of our search tool on this site to ensure that the conveyancers are approved by both banks. On the basis that they are your solicitor should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and specify your desired outcome and needs.

Back In 2007, I bought a leasehold flat in Halkyn. Conveyancing and Nottingham Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Halkyn who acted for me is not around. Do I pay?

First make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Halkyn conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a 1 bedroom flat in Halkyn, conveyancing having been completed in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Halkyn with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2094

With 69 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

How does one as executor remove a deceased person's name from the title deeds for a property in Halkyn?

Where a Halkyn property is jointly owned and one of the owners dies, their name will not immediately be removed from the Land Registry title. You are not required to amend the title as when it comes to a disposal you would just be asked to supply proof why the co proprietor is not a party to the contract, typically this is in the form of a grant of probate.

With the aim of making the sale conveyancing more straight forward for the sale of the property you can arrange to have the deceased party removed from the title by submitting an application to the land registry with proof of the death. There is no land registry fee payable.