I am purchasing a house without a mortgage in Thornton. I have lived for the previous twelve years in Thornton. Conveyancing searches are a lot of money. Given that I know the area and road intimately must I have all the conveyancing searches?

If you not getting a mortgage, then almost all of the Thornton conveyancing searches are optional. Your lawyer will try and steer you, no-doubt strongly, that you should have searches done, but she has a professional duty to take that path of encouragement . Do bear in mind; if you are going to sell the house one day, it will likely be be of importance to your future buyer what the searches reveal. There are plenty of instances where premises with no practical issues can still show up detrimental search results. A good conveyancing solicitor in Thornton should be able to give you some practical advice in this regard.

We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to use a high street conveyancing solicitor in Thornton?

Do check but the chances are that allocate you one of their panel solicitors if you take up the "fee-free" incentive. Speak to the bank to explore if they allow a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Thornton.

Will my conveyancer be making enquiries regarding flooding as part of the conveyancing in Thornton.

Flooding is a growing risk for solicitors dealing with homes in Thornton. There are those who purchase a house in Thornton, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house 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 as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, however there are a numerous searches that can be carried out by the buyer or by their lawyers which will give them a better understanding of the risks in Thornton. The standard completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to determine whether the premises has historically flooded. In the event that the premises has been flooded in past and is not notified by the owner, then a purchaser may commence a claim for damages as a result of such an inaccurate response. The buyer’s conveyancers should also order an environmental search. This will disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

Due to the encouragement of my in-laws I had a survey completed on a property in Thornton prior to appointing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some banks may not grant a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Thornton. Conveyancing will be smoother if you use a solicitor in Thornton especially if they are accustomed to such properties in Thornton.

Having had my offer accepted I require leasehold conveyancing in Thornton. Before I set the wheels in motion I require certainty as to the remaining lease term.

If the lease is registered - and 99.9% are in Thornton - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Thornton Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying

How much is the annual maintenance fee and ground rent? How many of the leaseholders are in arrears for their maintenance charge payments? Where a Thornton lease has no more than 80 years it will have adverse implications on the marketability of the property. Check with your mortgage company that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and it is worth finding out how much this would cost. Remember, in most cases you would be required to have been the owner of the premises for 24 months in order to be entitled to extend the lease.