Should my lawyer be asking questions about flooding as part of the conveyancing in Hockley Heath.

Flooding is a growing risk for conveyancers dealing with homes in Hockley Heath. Plenty of people will buy a property in Hockley Heath, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Hockley Heath. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to find out whether the property has historically flooded. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could issue a compensation claim stemming from an incorrect reply. The purchaser’s lawyers should also carry out an enviro search. This should higlight if there is any known flood risk. If so, further inquiries should be made.

Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who conducted the conveyancing in Hockley Heath 5 years ago have long since closed. What are my options?

You no longer need to hold title original deeds to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.

I'm remortgaging my current property to a BTL loan with Aldermore and I will use the rest of the raised equity towards further house. The location we are looking at is Hockley Heath. Will your solicitors be able to act for both sets of mortgage companies and link together the transactions?

Make use of our comparison tool on this site to check that the conveyancers are approved by both banks. Assuming that they are the conveyancer should be able to tie up the two transactions but you should talk with you lawyer and specify your desired outcome and requirements.

I am thinking of appointing a conveyancing solicitor in Hockley Heath for my sale. Is it possible to check a solicitor's complaints history with the legal regulator?

One may find published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator may recorded call for training requirements.

I would like to sublet my leasehold apartment in Hockley Heath. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Notwithstanding that your previous Hockley Heath conveyancing lawyer is no longer available you can review your lease to see if it allows you to sublet the apartment. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you need to seek permission from your landlord or other appropriate person before subletting. The net result is you not allowed to sublet without first obtaining consent. Such consent should not be unreasonably withheld. If the lease does not allow you to sublet you should ask your landlord for their consent.

Leasehold Conveyancing in Hockley Heath - Sample of Questions you should consider before Purchasing

For many Hockley Heath leaseholds the outlay for major works are not included within service charges, albeit that there some managing agents in Hockley Heath require leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. Who is in charge of the block? The answer will be useful as a) areas may cause problems for the block as the common areas may start to deteriorate if services are not paid for b) if the tenants have an issue with the running of the building you will want to have all the details