Should our conveyancer be raising questions regarding flooding as part of the conveyancing in Northumberland Heath.

Flooding is a growing risk for lawyers conducting conveyancing in Northumberland Heath. There are those who purchase a property in Northumberland Heath, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a various checks that may be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Northumberland Heath. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the property has historically flooded. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a claim for damages resulting from an incorrect response. A purchaser’s conveyancers should also order an enviro search. This should disclose if there is any known flood risk. If so, additional inquiries should be initiated.

I'm purchasing my first flat in Northumberland Heath with a loan from Birmingham Midshires. The builders would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my conveyancer about the extras as it will jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Northumberland Heath is where the house is located. Can you offer any assistance?

Flying freeholds in Northumberland Heath are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northumberland Heath you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northumberland Heath may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I need to appoint a conveyancing solicitor for freehold conveyancing in Northumberland Heath. I happened to chance upon a site which looks to be the perfect offering If there is a chance to get all the legals completed via email that would be ideal. Should I 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 am hoping to exchange soon on a leasehold property in Northumberland Heath. Conveyancing solicitors assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Northumberland Heath should include some of the following:

Ground rent - how much and what the invoice dates are, and also know whether this is subject to change Responsibility for repairing the window frames if lease has a provision for a reserve fund for major works? An explanation as to the provision in the lease to pay service charges - in respect of the block, and the more general rights a leaseholder has You need to be told what is to be regarded as a Nuisance as far as the lease is concerned

Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Northumberland Heath. Can we issue an application to the Residential Property Tribunal Service?

Most definitely. We can put you in touch with a Northumberland Heath conveyancing firm who can help.

An example of a Lease Extension case for a Northumberland Heath flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired term as at the valuation date was 76 years.