Will our lawyer be raising enquiries regarding flooding during the conveyancing in Trafford.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Trafford. Some people will purchase a property in Trafford, 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 purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a various checks that may be initiated by the buyer or by their conveyancers which should figure out the risks in Trafford. The standard property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to determine whether the property has historically flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a buyer could commence a legal claim for losses resulting from an inaccurate response. A purchaser’s lawyers will also carry out an environmental search. This should disclose if there is a recorded flood risk. If so, further investigations will need to be carried out.

How does conveyancing in Trafford differ for newly converted properties?

Most buyers of new build or newly converted property in Trafford contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Trafford typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Trafford or who has acted in the same development.

Given that I am about to spend £400,000 on a terraced house in Trafford I wish to have a conversation with the conveyancer concerning thehome move prior to appointing the firm. Can this be arranged?

This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the lawyer due to be carrying out your property ownership legalities in Trafford.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Trafford should be the amount on the final invoice that you end up paying.

I need to instruct a conveyancing solicitor in Trafford for my home move. Is it possible to check a firm’s complaints history with the legal regulator?

Members of the public may review published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded call for training requirements.

I would like to let out my leasehold apartment in Trafford. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your previous Trafford conveyancing lawyer is not around you can review your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are silent, subletting is allowed. There may be a precondition that you must obtain consent from your landlord or some other party prior to subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. Such consent is not allowed to be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I acquired a 1 bedroom flat in Trafford, conveyancing formalities finalised February 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Trafford with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2079

With only 54 years remaining on your lease we estimate the premium for your lease extension to range between £32,300 and £37,400 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.