Should my lawyer be raising questions concerning flooding as part of the conveyancing in Rhiwbina.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Rhiwbina. Plenty of people will purchase a house in Rhiwbina, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that may be initiated by the buyer or by their conveyancers which can give them a better understanding of the risks in Rhiwbina. The standard completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to find out whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a buyer may commence a legal claim for losses as a result of such an incorrect answer. The buyer’s solicitors may also carry out an enviro report. This will disclose if there is any known flood risk. If so, more detailed investigations will need to be conducted.
Have completed on a a semi-detached house in Rhiwbina , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Rhiwbina conveyancing solicitor works at snail pace, so I want to check the land registry aspects are concluded.
There is nothing unique when it comes to conveyancing in Rhiwbina registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. Currently approximately 80% of such applications are fully addressed within two weeks but occasionally there can be extensive delays. Registration occurs once the purchaser has moved in to the property so 'speed' is not always top priority but if it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Rhiwbina is where the house is located. Can you offer any advice?
Flying freeholds in Rhiwbina are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rhiwbina you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rhiwbina may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have been sourcing a conveyancing solicitor in Rhiwbina for my remortgage. Can I see a solicitor's complaints history with the profession’s regulator?
Members of the public can read published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could monitor telephone calls for training reasons.
I've recently bought a leasehold house in Rhiwbina. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a 1st floor flat in Rhiwbina, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Rhiwbina with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2092
With just 72 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.