Will my solicitor be raising questions about flooding as part of the conveyancing in Lower Sunbury.

Flooding is a growing risk for lawyers specialising in conveyancing in Lower Sunbury. Plenty of people will purchase a property in Lower Sunbury, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, 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 offer advice on flood risk, but there are a numerous searches that may be carried out by the buyer or by their conveyancers which should give them a better understanding of the risks in Lower Sunbury. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a compensation claim as a result of such an misleading response. The buyer’s solicitors may also carry out an environmental report. This should higlight whether there is any known flood risk. If so, additional investigations will need to be made.

It has been five months following my purchase conveyancing in Lower Sunbury completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am using a search engine for the term conveyancing in Lower Sunbury it reveals numerous property lawyersin the area. With so much choice what is the best way to find the right conveyancing solicitor for my move?

The preferential method of choosing a suitable conveyancer is via trusted referral, so ask colleagues and relatives who have bought a property in Lower Sunbury or the respected estate agent or financial adviser. Charges for conveyancing in Lower Sunbury differ, so it's sensible to secure a minimum of four fee calculations from different conveyancers. Be sure to seek confirmation what costs in the quote includes.

Planning to exchange soon on a leasehold property in Lower Sunbury. Conveyancing solicitors inform me that they report fully next week. Are there areas in the report that I should be focusing on?

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

Whether your lease provides for a reserve fund for major works? Are you allowed to have a pet in the flat? You should know if the lease allows you to change or upgrade anything in the property- you should be made aware as to whether it relates to all alterations or limited to structural alteration, and whether consent is required Advice as to the provision as set out in the lease to pay service charges - in respect of the block, and the more general rights a tenant enjoys Repair and maintenance of the flat

I own a second floor flat in Lower Sunbury. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

Where there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the amount due.

An example of a Lease Extension decision for a Lower Sunbury property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired term as at the valuation date was 82.93 years.

Fiveweeks into a sale of a flat in Lower Sunbury. Conveyancing lawyers are doing their job but we are being charged an extortionate amount by the landlord. To date we have paid £250 for a leasehold management information and then a further £134.40 for supplemental questions raised by the buyers solicitor.

Neither you or your lawyer will have any impact over the extent of the fee for this information however the typical fee for the information for Lower Sunbury leasehold premises is £355. When it comes to Lower Sunbury conveyancing sales it is usual for the seller to pay for these charges. The freeholder or their agents are under no legal obligation to address these questions although many will agree to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no statute that requires capped fees for administrative tasks. There is no statutory time limit by which they are duty bound to issue answers.