Will our solicitor be raising questions about flooding during the conveyancing in Nuneaton.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Nuneaton. There are those who acquire a house in Nuneaton, fully aware 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 dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a number of checks that may be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Nuneaton. The conventional set of information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to discover if the premises has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the seller, then a purchaser could issue a compensation claim resulting from an incorrect reply. A purchaser’s lawyers should also order an enviro search. This should indicate if there is any known flood risk. If so, more detailed inquiries should be made.

I purchased my apartment on 6 April and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Nuneaton said it should be registered in less than a month. Are properties in Nuneaton uniquely lengthy to register?

There is nothing unique about conveyancing in Nuneaton registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry have to notify any interested parties. At present roughly 80% of submission are fully addressed within 12 days but occasionally there can be extensive delays. Historically registration takes place once the new owner has moved in to the property thus 'speed' is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.

I opted to have a survey done on a property in Nuneaton prior to appointing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will refuse to give a loan on a flying freehold property.

It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Nuneaton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Nuneaton to see if the conveyancing costs will increase in light of this.

I am using a search engine for the words cheap conveyancing in Nuneaton it shows results of many property lawyerslocally. With so much choice what is the best way to find the right conveyancer for the sale of my house?

The ideal method of choosing a suitable conveyancer is via personal testimonial, so seek the opinion of colleagues and relatives who have bought a property in Nuneaton or the reputable estate agent or mortgage broker. Costs for conveyancing in Nuneaton vary, so it's advisable to secure at least four estimates from different conveyancers. Make sure that you know that the costs are assured not to increase.

I own a leasehold house in Nuneaton. Conveyancing and Aldermore mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Nuneaton who previously acted has now retired. What should I do?

First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Nuneaton conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Nuneaton Leasehold Conveyancing - Sample of Questions you should consider before buying

How many of the leaseholders are in arrears for their maintenance charge payments? How much is the ground rent and service charge? The prefered form of lease structure is where the freehold title is owned by the leaseholders. In this scenario the tenants enjoy being in charge if their destiny and even though a managing agent is often employed if it is bigger than a house conversion, the managing agent is directed by the tenants.