Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Mayfield.
Flooding is a growing risk for lawyers conducting conveyancing in Mayfield. There are those who purchase a property in Mayfield, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, but there are a various checks that may be undertaken by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Mayfield. The standard property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine if the property has suffered from flooding. If the residence has been flooded in past which is not disclosed by the vendor, then a buyer could commence a legal claim for losses as a result of such an misleading answer. The buyer’s conveyancers may also commission an environmental report. This should indicate whether there is any known flood risk. If so, additional investigations should be initiated.
Me and my brother own a renovated Victorian property in Mayfield. Conveyancing lawyer acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mayfield and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who completed the work.
I'm buying a new build house in Mayfield with the aid of help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not disclose to my solicitor about this deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the estate of my grandmother I am selling a house in Newport but I am based in Mayfield. My conveyancer (approximately 200 kilometers awayneeds me to sign a stat dec prior to completion. Could you suggest a conveyancing lawyer in Mayfield who can witness and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Mayfield based
Do you have any advice for leasehold conveyancing in Mayfield from the perspective of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Mayfield can be reduced where you appoint lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ lawyers. If you have had conflict with your freeholder or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic as opposed to ongoing. If you are supposed to have a share in the Management Company, you should ensure that you have the original share certificate. Organising a re-issued share certificate is often a lengthy formality and frustrates many a Mayfield home move. Where a new share is needed, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Mayfield state that internal structural changes or laying down wooden flooring calls for a licence issued by the Landlord approving such alterations. If you fail to have the paperwork to hand you should not communicate with the landlord without contacting your lawyer in the first instance.
I am the registered owner of a 2 bed flat in Mayfield, conveyancing was carried out in 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Mayfield with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2072
With 51 years left to run we estimate the price of your lease extension to be between £30,400 and £35,200 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.