Will my conveyancer be raising questions about flooding during the conveyancing in Howden.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Howden. Plenty of people will acquire a house in Howden, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, however there are a numerous searches that can be carried out by the purchaser or by their conveyancers which will give them a better understanding of the risks in Howden. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser could issue a compensation claim resulting from an inaccurate response. A buyer’s conveyancers should also order an enviro search. This should indicate if there is any known flood risk. If so, more detailed inquiries will need to be carried out.

Is it simple use your search tool to select a conveyancing lawyer in Howden on the authorised to act for my lender?

1st choose a mortgage company such as Accord Mortgages Ltd, Virgin Money or Platform Home Loans Ltd then type in your location for example Howden. Conveyancing practices in Howden and beyond will then be listed.

My partner has encouraged me to use his conveyancers in Howden. Should I use them?

No doubt it’s preferable to choose a conveyancing practitioner is to seek recommendations from friends or family who have actually experience in using the firm that you are are thinking of instructing.

Planning to complete next month on a studio apartment in Howden. Conveyancing lawyers assured me that they are sending me a report on Monday. What should I be looking out for?

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

Additions to the flat Responsibility to repair and maintain the main walls and foundations. It is essential for you to know which party is responsible the repair and maintenance of all parts of the block and communal areas Are you allowed to have a pet in the flat? specifics of the parties to the lease, e.g. these could be the (you), head lessor, freeholder Whether the lease restricts you from renting out the flat, or working from home

I am the registered owner of a basement flat in Howden, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Howden with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease ends on 21st October 2100

With just 80 years remaining on your lease we estimate the price of your lease extension to be between £7,600 and £8,800 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.

New build sellers have recommended to me a conveyancer and I've sought a quote from them. They are almost £250 less expensive than my preferred Howden solicitor. What's the catch?

Builders frequently have panels of property lawyers who are quick and who know the seller’s paperwork and property lawyer. Plenty of developers offer an incentive to select their approved property lawyer for this reason, any increased cost can be avoided and a builder won't put forward a conveyancing factory and run the risk of having the transaction delayed when they need an exchange within a tight deadline. A counter-argument for not agreeing to use the suggested conveyancing practitioner is that they may prove unwilling to fight for your interests at the risk of upsetting the housebuilder. If you worry that this may be the case you should remain with your local Howden conveyancer.