Should our solicitor be raising enquiries about flooding as part of the conveyancing in Macclesfield.

Flooding is a growing risk for conveyancers dealing with homes in Macclesfield. There are those who buy a property in Macclesfield, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Macclesfield. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to find out if the premises has historically flooded. In the event that flooding has previously occurred which is not revealed by the vendor, then a purchaser could issue a compensation claim as a result of such an misleading reply. A purchaser’s solicitors should also carry out an enviro search. This will indicate whether there is a recorded flood risk. If so, additional inquiries will need to be conducted.

Have purchased a a detached house in Macclesfield , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Macclesfield conveyancing solicitor has been painfully slow, so I want to check that my purchase is recorded.

There is nothing unique when it comes to conveyancing in Macclesfield registration formalities. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd parties. At present roughly 80% of such applications are fully addressed within two weeks but occasionally there can be protracted delays. Historically registration occurs after the purchaser has moved in to the property thus registration formalities is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.

Due to the input of my in-laws I had a survey completed on a house in Macclesfield in advance of retaining solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some banks will refuse to give a mortgage on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Macclesfield. Conveyancing will be smoother if you use a solicitor in Macclesfield especially if they regularly deal with such properties in Macclesfield.

I need to instruct a conveyancing solicitor for my conveyancing in Macclesfield. I've discover a site which looks to be the perfect answer If there is a chance to get all this stuff done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I have recently realised that I have 68 years remaining on my lease in Macclesfield. I need to get lease extension but my freeholder is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. On the whole a specialist should be helpful to conduct investigations and prepare a report to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Macclesfield.

I acquired a 1st floor flat in Macclesfield, conveyancing having been completed March 2012. 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? Comparable flats in Macclesfield with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease terminates on 21st October 2080

With 56 years unexpired the likely cost is going to span between £29,500 and £34,000 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.