Will my conveyancer be raising questions regarding flooding during the conveyancing in Yardley.

The risk of flooding is if increasing concern for solicitors dealing with homes in Yardley. Plenty of people will buy a house in Yardley, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or by their solicitors which should figure out the risks in Yardley. The standard completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to determine whether the premises has ever been flooded. In the event that the property has been flooded in past which is not revealed by the owner, then a purchaser may bring a legal claim for losses stemming from an incorrect answer. The purchaser’s conveyancers will also conduct an environmental search. This will indicate if there is any known flood risk. If so, additional inquiries will need to be initiated.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who handled the conveyancing in Yardley 4 years ago have long since closed. What are my next steps?

You no longer need to hold title original deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.

What makes your site different to alternative web based conveyancing solicitors when it comes to conveyancing in Yardley?

At this site get a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Yardley. Unlike many estate agents and many comparison sites we do not have commission arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest commission, not the best value conveyancing in Yardley

Planning to complete next month on a ground floor flat in Yardley. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Yardley should include some of the following:

Specifying your legal entitlements in relation to common areas in the block.For instance, does the lease provide for a right of way over a path or hallways? Do you need to have carpet in the flat or are you allowed wood flooring? Additions to the flat specifics of the parties to the lease, for instance these could be the tennant, superior lessor, landlord Where does the liability rest for repairing the window frames

I bought a ground floor flat in Yardley, conveyancing was carried out 4 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Yardley with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2079

With just 54 years remaining on your lease we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

We own a leasehold flat in Yardley. Conveyancing was finalised in 21012. I have heard that I should not let the lease length fall too short. What is the reasoning?

Yardley leasehold properties are for a fixed period - often 99 years when they started. However many flats in Yardley were built or converted in the 70’s80’s and so these leases now have less than eighty years remaining. That may seem like a long time however Banks, Building Societies and other mortgage lenders generally need leases to have a minimum of seventy five years unexpired to be mortgageable. Accordingly when you come to sell the property you will need to extend the term of your lease if you are getting close to eighty years. To optimize the marketability of your property you should be thinking about whether to extend your lease long before you come to sell it. Furthermore significant benefits to taking action before the lease reaches even eighty years as when the lease is less than eighty years the amount to be paid to extend starts to increase.