Should our conveyancer be raising questions about flooding as part of the conveyancing in Hartlebury.

The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Hartlebury. Some people will purchase a property in Hartlebury, completely aware that at some time, it may suffer from flooding. However, aside from 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 as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Hartlebury. 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 find out if the premises has historically flooded. In the event that the property has been flooded in past which is not notified by the vendor, then a buyer could issue a legal claim for losses as a result of such an inaccurate reply. A purchaser’s conveyancers will also order an environmental report. This should higlight if there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.

I am buying a new build house in Hartlebury with a mortgage from Halifax. The developers would not budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my solicitor about this extras as it could affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, chain free conveyancing. Hartlebury is where the house is located. Can you shed any light on this issue?

Flying freeholds in Hartlebury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hartlebury you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hartlebury may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Should I be suspicious that brokers that I am dealing with are recommending an online conveyancing firm rather than a local Hartlebury conveyancing firm?

As with many professional services, often recommendations from relatives can be very helpful. But there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend conveyancers to select. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are free to select your own conveyancer. You need to be aware that many banks specify a panel list of conveyancers you must use for the lender aspect of your home move.

Do you have any top tips for leasehold conveyancing in Hartlebury with the purpose of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Hartlebury can be avoided if you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
A minority of Hartlebury leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. Many landlords or Management Companies in Hartlebury charge for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Hartlebury. You believe that you know the number of years remaining on your lease but it would be advisable verify this by asking your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is below 75 years. In the circumstances it is important at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.

I inherited a 1 bedroom flat in Hartlebury, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Hartlebury with a long lease are worth £186,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2076

With just 52 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.