Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Ardwick.
The risk of flooding is if increasing concern for lawyers dealing with homes in Ardwick. Some people will purchase a house in Ardwick, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where 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 during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, but there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Ardwick. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to determine if the property has historically flooded. If flooding has previously occurred which is not notified by the seller, then a purchaser may bring a claim for damages as a result of such an inaccurate response. The buyer’s lawyers should also carry out an environmental search. This will disclose whether there is a recorded flood risk. If so, additional investigations will need to be conducted.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who did the conveyancing in Ardwick 10 years ago are no longer around. What are my options?
Gone are the days when you need to hold title deeds to establish that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
I decided to have a survey completed on a property in Ardwick before appointing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks may refuse to give a mortgage on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ardwick. Conveyancing will be smoother if you use a solicitor in Ardwick especially if they regularly deal with such properties in Ardwick.
I am looking for a conveyancing practitioner in Ardwick for my house move. Is there any facility to see a firm’s record with the legal regulator?
Members of the public may review presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.
I've recently bought a leasehold property in Ardwick. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a ground floor flat in Ardwick, conveyancing was carried out half a dozen years ago. 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? Corresponding properties in Ardwick with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease runs out on 21st October 2083
With 58 years remaining on your lease we estimate the price of your lease extension to span between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues 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.
For various reasons I am not able to travel my Ardwick conveyancing lawyers office to execute documents for conveyancing in Ardwick – will this be problematic?
Not a problem. Ardwick conveyancing lawyers can handle home moves for clients who are based anywhere. It is not necessary for you to be able to visit a Ardwick conveyancers office. Almost all lawyer can undertake all communications using post, email, telephone and fax.