Will my lawyer be raising enquiries concerning flooding during the conveyancing in North Newbald.

The risk of flooding is if increasing concern for lawyers dealing with homes in North Newbald. Some people will buy a house in North Newbald, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, but there are a number of checks that may be initiated by the buyer or by their lawyers which can figure out the risks in North Newbald. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser may bring a legal claim for losses stemming from an incorrect reply. The purchaser’s lawyers should also conduct an environmental search. This will disclose if there is a recorded flood risk. If so, more detailed inquiries should be conducted.

My wife and I have a 4 bedroom Victorian house in North Newbald. Conveyancing solicitor represented me and Alliance & Leicester . I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?

You should review 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 North Newbald and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who carried out the work.

I am looking for a leasehold apartment up to £235,500 and found one close by in North Newbald I like with a park and station nearby, however it's only got 51 remaining years left on the lease. There is not much else in North Newbald in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

My husband and I may need to sub-let our North Newbald garden flat for a while due to taking a sabbatical. We instructed a North Newbald conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your previous North Newbald conveyancing lawyer is not available you can review your lease to check if it allows you to sublet the property. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you need to seek consent via your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet in the absence of prior permission. The consent must not not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

North Newbald Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

The answer will be important as a) areas may cause problems in the building as the common areas may start to deteriorate if services are not paid for b) if the leaseholders have an issue with the running of the building you will wish to have full disclosure Does this lease have more than 82 years unexpired?

My partner and I are first time buyers just having agreed a price on a property in North Newbald, and need to get solicitors lined up. We have utilised the various comparison tools and the quotes are from all over the England and Wales. Is it necessary to have a North Newbald lawyer local to the prospective new home? We are willing to do everything over the web, but I guess at some point we may need to physically go into the conveyancing practitioner's office to sign contracts?

There is no need to attend the office of your solicitor, they can send any relevant documents to you, which you can sign and send back. Many home movers choose to instruct a locally based solicitor, but it is not essential for conveyancing in North Newbald.