The Little Hulton conveyancing firm handling our Little Hulton conveyancing has identified an inconsistency when comparing the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor has advised that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?

Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Should my solicitor be making enquiries about flooding during the conveyancing in Little Hulton.

Flooding is a growing risk for lawyers dealing with homes in Little Hulton. There are those who purchase a house in Little Hulton, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, however there are a number of searches that can be undertaken by the buyer or by their conveyancers which can give them a better understanding of the risks in Little Hulton. The standard information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out if the premises has historically flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser could commence a legal claim for losses stemming from an incorrect reply. The purchaser’s lawyers will also carry out an environmental report. This will disclose whether there is any known flood risk. If so, further inquiries will need to be initiated.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Little Hulton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Little Hulton

There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

How do I use the search facility to locate a conveyancing practitioner in Little Hulton on the panel for my bank?

Step one is to choose a mortgage company such as HSBC Bank, Chelsea Building Society or Bank of Ireland then choose your preferred area e.g. Little Hulton. Conveyancing practices in Little Hulton and nationally will then be shown.

I am using a search engine for the words conveyancing in Little Hulton it brings up numerous solicitorsin the area. With so much choice what is the best way to find the right conveyancer for purchase transaction?

The preferential method of finding the right conveyancer is through a personal recommendation, so seek the opinion of colleagues and relatives who have acquired a property in Little Hulton or the respected estate agent or financial adviser. Costs for conveyancing in Little Hulton vary, so it's a good idea to request a minimum of three estimates from varying types of law firms. Be sure to seek confirmation that the fees are fixed.