Will our solicitor be asking questions regarding flooding during the conveyancing in Houghton Regis.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Houghton Regis. Plenty of people will acquire a house in Houghton Regis, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, 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 give advice on flood risk, but there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Houghton Regis. The standard information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out if the premises has suffered from flooding. If the premises has been flooded in past and is not notified by the vendor, then a buyer could issue a claim for damages as a result of such an incorrect response. A buyer’s solicitors should also conduct an enviro report. This will higlight whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

My wife and I own a renovated Edwardian house in Houghton Regis. Conveyancing lawyer acted for me and Bank of Ireland. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Houghton Regis and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who conducted the work.

I'm remortgaging my primary home to a buy to let loan with Santander and intend to use the remaining equity as a deposit on a second property. The neighborhood we are talking about is Houghton Regis. Will your conveyancers be able to act for the two banks and tie in the conveyances?

Do use our search tool on this site to check that the conveyancers are approved by both lenders. On the basis that they are the lawyer should be able to connect the two deals but you should talk with you lawyer and make clear your desired outcome and requirements.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £375,000 garden flat in Houghton Regis in just under a week. The management company has quoted £312 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Houghton Regis?

Houghton Regis conveyancing on leasehold maisonettes often necessitates the purchaser’s conveyancer sending enquiries for the landlord to answer. Although the landlord is not legally bound to answer such questions the majority will be content to do so. They are entitled to charge a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some situations it is above £800. The administration charge demanded by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration charges, otherwise the invoice is technically not due. Reality however dictates that you have no option but to pay whatever is requested of you if you want to complete the sale of your home.

Houghton Regis Conveyancing for Leasehold Flats - A selection of Queries before buying

For many Houghton Regis leaseholds the cost for major works are not built into the service charges, albeit that some managing agents in Houghton Regis ask leaseholders to pay into a reserve fund and this is used to offset against major repairs or maintenance. What restrictions are contained in the Houghton Regis Lease?

We are midway through buying a property in Houghton Regis. Conveyancing solicitor has told us the title is "Leasehold". Will this likely impact our mortgage valuation?

Houghton Regis conveyancing does not normally involve leasehold houses. The main factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the value too much.

At the other extreme, if it's, say, fifty five years it is bound to have a adverse impact on the saleability, and probably wouldn't be acceptable to the mortgage company. The length of lease and ground rent will be stated in the lease to be supplied to your conveyancer.