I am considering refinancing my flat in Seaton, does my lawyer have to be on the Principality Solicitor panel?

In theory, you could use a solicitor that is not on the Principality conveyancing panel, but Principality would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Will my conveyancer be making enquiries about flooding during the conveyancing in Seaton.

Flooding is a growing risk for solicitors specialising in conveyancing in Seaton. Some people will purchase a house in Seaton, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a numerous searches that may be carried out by the buyer or by their solicitors which will give them a better appreciation of the risks in Seaton. The conventional set of property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to find out if the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a buyer may issue a legal claim for losses stemming from an inaccurate reply. The purchaser’s lawyers will also carry out an environmental report. This will reveal if there is a recorded flood risk. If so, additional investigations will need to be initiated.

four months have elapsed since my purchase conveyancing in Seaton concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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 property 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 have been on the look out for a ground for flat up to £235,500 and found one round the corner in Seaton I like with amenity areas and station in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Seaton for this price, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

How can the Landlord & Tenant Act 1954 impact my business offices in Seaton and how can your lawyers assist?

The 1954 Act affords protection to business lessees, granting the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Seaton is one of the many areas of the UK in which our lawyers are located