Finally, a loan agreement from HSBC for the refinancing of my 2 room apartment is to be issued imminently. Could you suggest a cheap conveyancing law firm in Market Drayton?

You are on the wrong site if you are seeking the lowest fares for conveyancing in Market Drayton. Our aim is to provide affordable conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing brokers offering ninety nine pound conveyancing in Market Drayton. At best, in being led by low cost conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in additional fees and still not get the service required.

Will our lawyer be raising questions concerning flooding during the conveyancing in Market Drayton.

The risk of flooding is if increasing concern for lawyers dealing with homes in Market Drayton. There are those who purchase a house in Market Drayton, completely expectant that at some time, it may suffer from flooding. 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 dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Market Drayton. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to discover if the premises has suffered from flooding. If the property has been flooded in past which is not notified by the owner, then a buyer may issue a claim for damages as a result of such an incorrect reply. The buyer’s conveyancers will also conduct an enviro search. This will reveal whether there is a recorded flood risk. If so, further investigations should be conducted.

I have been on the look out for a flat up to £305k and found one round the corner in Market Drayton I like with a park and transport links in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Market Drayton for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

My wife and I purchased a leasehold house in Market Drayton. Conveyancing and Barnsley Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Market Drayton who previously acted has long since retired. What should I do?

The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Market Drayton conveyancing firm to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a ground floor flat in Market Drayton, conveyancing formalities finalised March 2009. 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? Corresponding properties in Market Drayton with over 90 years remaining are worth £180,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2083

With only 59 years left to run the likely cost is going to span between £20,900 and £24,200 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

Is planning permission needed to change a house into two appartments in Market Drayton? This has occurred to a house next door to a friend in Market Drayton and was not aware of the conversion until it was done.

Planning Consent yes. Building Reg Approval yes.