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Recently asked questions about conveyancing in Treharris

Will my solicitor be asking questions concerning flooding during the conveyancing in Treharris.

The risk of flooding is if increasing concern for solicitors dealing with homes in Treharris. Plenty of people will buy a property in Treharris, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a various searches that can be undertaken by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Treharris. The standard property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover if the premises has ever been flooded. If the property has been flooded in past and is not revealed by the seller, then a purchaser may issue a claim for damages as a result of such an incorrect response. The purchaser’s lawyers will also commission an environmental report. This should indicate whether there is any known flood risk. If so, further investigations will need to be made.

How does conveyancing in Treharris differ for newly converted properties?

Most buyers of new build property in Treharris come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Treharris typically acquire the real estate, 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 accustomed to new build conveyancing in Treharris or who has acted in the same development.

What does commercial conveyancing in Treharris cover?

Non domestic conveyancing in Treharris covers a wide array of services, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

What are your top tips when it comes to appointing a Treharris conveyancing firm to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Treharris conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Treharris conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:

    How experienced is the firm with lease extension legislation? What volume of lease extensions have they carried out in Treharris in the last 12 months?

I inherited a studio flat in Treharris, conveyancing formalities finalised in 2007. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Treharris with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2071

With 50 years left to run the likely cost is going to range between £31,400 and £36,200 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

I dont have enough spare cash to pay a 10% deposit on my house purchase in Treharris , but I still want to go ahead. What can I do?

One option is to try and agree a lesser deposit. Many vendors will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second

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