Should my solicitor be raising questions about flooding as part of the conveyancing in Solihull.
The risk of flooding is if increasing concern for lawyers dealing with homes in Solihull. Some people will acquire a house in Solihull, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a number of checks that can be carried out by the buyer or by their lawyers which can figure out the risks in Solihull. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to discover if the premises has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a purchaser may issue a legal claim for losses resulting from an inaccurate response. A buyer’s lawyers should also commission an enviro report. This will indicate if there is a recorded flood risk. If so, more detailed inquiries should be made.
Despite weeks of looking the Title Certificate and documents to our house are lost. The conveyancers who conducted the conveyancing in Solihull 5 years ago have long since closed. What are my options?
Assuming the title is registered the details of your proprietorship will be recorded by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, locate your house and get up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
Given that I am about to spend £400,000 on a property in Solihull I wish to talk to a lawyer regarding thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your property ownership legalities in Solihull.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Solihull should be the amount on the final invoice that you are charged.
I am looking for a conveyancing lawyer in Solihull for my sale. Is it possible to review a firm’s complaints history with the legal regulator?
Members of the public can review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.
My wife and I purchased a leasehold house in Solihull. Conveyancing and Godiva Mortgages Ltd mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Solihull who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Solihull conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a 1st floor flat in Solihull, conveyancing having been completed 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Solihull with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2085
You have 66 years remaining on your lease the likely cost is going to be between £11,400 and £13,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.