Should my solicitor be making enquiries regarding flooding during the conveyancing in Telford.

Flooding is a growing risk for lawyers dealing with homes in Telford. There are those who acquire a house in Telford, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or by their lawyers which will give them a better understanding of the risks in Telford. The conventional set of information sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer could issue a compensation claim resulting from an incorrect reply. The buyer’s conveyancers should also commission an environmental report. This will disclose whether there is any known flood risk. If so, additional inquiries should be made.

Have purchased a a semi-detached house in Telford , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Telford conveyancing solicitor has been painfully slow, so I want to be sure the registration is concluded.

There is nothing unique when it comes to conveyancing in Telford registration formalities. Rather than based on location, timeframes can vary depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. At present approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Registration takes place once the buyer has moved in to the premises so registration formalities is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

Is it simple use your search facility to choose a conveyancing practitioner in Telford on the panel for my lender?

1st choose a mortgage company such as Lloyds TSB Bank, Skipton Building Society or Barclays Direct then type in your location for instance Telford. Conveyancing practices in Telford and across England and Wales should be listed.

Harry (my fiance) and I may need to sub-let our Telford 1st floor flat for a while due to taking a sabbatical. We instructed a Telford conveyancing firm in 2003 but they have closed and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Telford do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Telford Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying

How many years remain on the lease? How many of the leaseholders are in arrears for their maintenance charge payments? If a Telford lease has fewer than eighty years it will have adverse implications on the value of the flat. It is worth checking with your lender that they are content with the length of the lease. Leases with less than 80 years remaining means that you will most likely require a lease extension sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you would need to own the residence for 24 months in order to be eligible to carry out a lease extension.

Am in the process of purchasing my 1st home in Telford. Conveyancing practitioner has been chosen. The broker pointed out that a survey is not needed as the house is only fifteen years old.

At the very least you should have a Home Buyer's Report. Given the property is more than ten years old the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report may be sufficient. The report should highlight any obvious problems and recommend additional investigation if appropriate. If there are any signs of problems seek a comprehensive Building Survey from the beginning.