Should our solicitor be making enquiries about flooding during the conveyancing in Arley.

Flooding is a growing risk for solicitors carrying out conveyancing in Arley. Plenty of people will buy a house in Arley, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or by their conveyancers which can give them a better understanding of the risks in Arley. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to discover whether the premises has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the seller, then a purchaser may bring a compensation claim resulting from an incorrect reply. A purchaser’s conveyancers may also carry out an enviro report. This should higlight if there is any known flood risk. If so, further inquiries should be conducted.

I am purchasing my first flat in Arley with the aid of help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my lawyer about this deal as it would jeopardize my loan with the bank. Should I keep quiet?.

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 am a sole trader looking to take over a lease of a shop on the high street. Can you recommend lawyers offering no-move-no fees for non-domestic conveyancing in Arley for less than 2k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Arley, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to buy or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. Regarding the charges these will vary based on the structure and terms of the proposed transaction. Please provide us with your details or telephone us so that we can supply you with a fixed commercial conveyancing quote.

We are a couple of weeks into a residential purchase having been directed to conveyancers by the estate agent to execute conveyancing in Arley. I am am very disappointed with the level of service. Could you you assist me in finding new solicitors?

They would need to be really poor in order to consider changing them. Has the loan offer been sent? In the event that it has you must inform them of the new solicitor and have the mortgage documents are issued to the new lawyers. The conveyancer needs to be on the banks approved list to avoid added expenses and complications. That should be your first question of the new solicitors. The search tool can assist you in finding a bank approved solicitor for your conveyancing in Arley

My husband and I may need to sub-let our Arley basement flat temporarily due to a career opportunity. We used a Arley conveyancing firm in 2004 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Arley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the registered owner of a 2 bed flat in Arley, conveyancing having been completed November 1997. 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 Arley with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2090

With just 65 years unexpired we estimate the price of your lease extension to be between £13,300 and £15,400 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.