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Recently asked questions about conveyancing in Lydiate and Melling

Should our lawyer be raising enquiries regarding flooding as part of the conveyancing in Lydiate and Melling.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Lydiate and Melling. There are those who buy a house in Lydiate and Melling, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that may be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Lydiate and Melling. The standard information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to discover whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the vendor, then a purchaser may issue a claim for damages as a result of such an misleading answer. The buyer’s solicitors should also order an enviro report. This should reveal if there is any known flood risk. If so, additional investigations will need to be carried out.

How can the Landlord & Tenant Act 1954 impact my commercial offices in Lydiate and Melling and how can you help?

The 1954 Act provides a safeguard to commercial lessees, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Lydiate and Melling

I am looking for a conveyancing solicitor in Lydiate and Melling for my house move. Is there any facility to check a solicitor's complaints history with the legal regulator?

Members of the public can see documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.

I’m about to sell my ground floor flat in Lydiate and Melling. Conveyancing solicitors are to be appointed soon, but I have just received a yearly service charge invoice – Do I pay up?

The sensible thing to do is discharge the service charge as you normally would as all rents and service payments should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I own a split level flat in Lydiate and Melling, conveyancing having been completed in 2004. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Lydiate and Melling with an extended lease are worth £176,000. The ground rent is £55 invoiced annually. The lease runs out on 21st October 2068

With just 50 years remaining on your lease the likely cost is going to be between £31,400 and £36,200 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

Been looking for a lawyer for freehold sale conveyancing in Lydiate and Melling. We are selling, simple no mortgage to discharge, no rush, currently vacant. Received an estimate from a solicitor for £800 including VAT which is a little high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Lydiate and Melling?

Given that it’s a sale only, £500 + VAT should be about the lowest for sale conveyancing in Lydiate and Melling.

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