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Recently asked questions about conveyancing in Highnam

Should my conveyancer be raising questions concerning flooding during the conveyancing in Highnam.

Flooding is a growing risk for conveyancers dealing with homes in Highnam. Some people will purchase a house in Highnam, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, however there are a numerous searches that may be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Highnam. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine if the property has ever been flooded. In the event that the property has been flooded in past which is not disclosed by the vendor, then a buyer could bring a claim for damages stemming from an incorrect answer. The purchaser’s lawyers should also conduct an enviro report. This should higlight if there is any known flood risk. If so, additional investigations will need to be initiated.

I bought my house on 4 April and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Highnam expressed confidence that it should be concluded in a couple of weeks. Are titles in Highnam particularly slow to register?

As far as conveyancing in Highnam is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can vary depending on who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. Currently in the region of 80% of such applications are fully addressed within 12 days but some can be subject to extensive hold-ups. Historically registration takes place once the new owner is living at the property so registration formalities is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.

Is it simple use the search facility to locate a conveyancing solicitor in Highnam on the authorised to act for my mortgage?

Step one is to select a mortgage company such as Nationwide Building Society, The Royal Bank of Scotland or Britannia then choose your preferred area e.g. Highnam. Conveyancing organisations in Highnam and nationally should be shown.

In my capacity as executor for the will of my grandmother I am disposing of a property in Neath but reside in Highnam. My lawyer (who is 200 kilometers from meneeds me to sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Highnam who can attest this legal document for me?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Highnam

Planning to exchange soon on a garden flat in Highnam. Conveyancing lawyers have said that they are sending me a report next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Highnam should include some of the following:

    Responsibility for maintaining the window frames The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. The physical extent of the demise. This could be the property itself but might incorporate a roof space or cellar if applicable. Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Ground rent - how much and when you need to pay, and also know whether this is subject to change
For a comprehensive list of information to be included in your report on your leasehold property in Highnam please ask your lawyer in ahead of your conveyancing in Highnam.

I inherited a split level flat in Highnam, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Highnam with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ends on 21st October 2074

With 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 as well as costs.

The suggested premium range that we have given is 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 the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

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