Should our solicitor be raising enquiries about flooding during the conveyancing in Upminster.

Flooding is a growing risk for conveyancers dealing with homes in Upminster. Some people will acquire a property in Upminster, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Upminster. The standard completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to discover whether the property has historically flooded. In the event that the premises has been flooded in past and is not revealed by the owner, then a buyer may bring a claim for damages stemming from an inaccurate reply. A purchaser’s solicitors should also order an enviro search. This should disclose whether there is any known flood risk. If so, more detailed investigations should be made.

I have todaybeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Upminster for a purchase of a freehold house 12 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The quickest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Upminster conveyancing specialists.

I am purchasing a new build house in Upminster with a loan from Norwich and Peterborough Building Society. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not to tell my lawyer about the side-deal as it may jeopardize my loan with Norwich and Peterborough Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

All being well we will complete our sale of a £225,000 maisonette in Upminster on Tuesday in a week. The management company has quoted £372 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Upminster?

For most leasehold sales in Upminster conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing conveyancing due diligence enquiries Where consent is required before sale in Upminster Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Upminster leasehold property is £350. For Upminster conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I am the proprietor of a ground flat in Upminster. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?

Most definitely. We are happy to put you in touch with a Upminster conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Upminster residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired residue of the current lease was 57.5 years.

If instructed can a conveyancer remove a name from the title of my property in Upminster ?

Removing or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner