Last September we completed a house move in Langham. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Langham?

The query is not clear as to the nature of the problems and if they are unique to conveyancing in Langham. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the process, the vendor answers a questionnaire called a Seller’s Property Information Form. If the information ends up being incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Langham.

I purchased a freehold property in Langham but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Langham and has limited impact for conveyancing in Langham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

After reading online forums for a high-quality solicitor in Langham, most comment that I should use a CQS assured solicitor. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures via the scheme protocol Membership covers many organisations who handle conveyancing in Langham.

Should our solicitor be making enquiries regarding flooding as part of the conveyancing in Langham.

The risk of flooding is if increasing concern for solicitors dealing with homes in Langham. There are those who purchase a house in Langham, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Langham. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out if the premises has historically flooded. If the premises has been flooded in past which is not revealed by the owner, then a purchaser may bring a compensation claim resulting from an inaccurate answer. A buyer’s lawyers should also order an enviro report. This will reveal whether there is any known flood risk. If so, more detailed inquiries will need to be made.

About to purchase a new build apartment in Langham. 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.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Langham

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.