Will my conveyancer be making enquiries about flooding during the conveyancing in Codsall.

The risk of flooding is if increasing concern for lawyers dealing with homes in Codsall. Some people will purchase a house in Codsall, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, but there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Codsall. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine if the property has suffered from flooding. If the property has been flooded in past and is not revealed by the owner, then a purchaser could commence a legal claim for losses resulting from an inaccurate answer. A buyer’s solicitors may also order an enviro search. This should reveal whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who did the conveyancing in Codsall 5 years ago have long since closed. Will I be able to sell the house?

As long as you have a registered title the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, locate your property and order current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.

About to purchase a new build apartment in Codsall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Codsall

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I work for a long established estate agency in Codsall where we have experienced a number of leasehold sales derailed as a result of short leases. I have received contradictory information from local Codsall conveyancing firms. Please can you shed some light as to whether the seller of a flat can commence the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a garden flat in Codsall, conveyancing formalities finalised 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? Equivalent flats in Codsall with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2096

With 72 years unexpired the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I am soon to complete buying a property in Codsall but as a result of wreckage from the recent storms I have negotiated compensation from the current proprietors of £2k in the form of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process however the lender will not agree to this. Why were they involved?

Your property lawyer listed on the mortgage company conveyancing panel is obliged to disclose to the lender of any amendments to the purchase amount. In the event that you did not allow your conveyancing practitioner to disclose the reduction to your lender then they would have to discontinue acting for you and the mortgage company.