Should my solicitor be raising enquiries about flooding as part of the conveyancing in Bangor.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Bangor. There are those who acquire a property in Bangor, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a various checks that can be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Bangor. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out if the premises has historically flooded. If flooding has previously occurred and is not revealed by the seller, then a buyer could commence a compensation claim resulting from an incorrect response. A buyer’s conveyancers will also carry out an enviro report. This should reveal if there is a recorded flood risk. If so, more detailed inquiries should be initiated.

four months have gone by since my purchase conveyancing in Bangor concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Bangor is the location of the property. Can you shed any light on this issue?

Flying freeholds in Bangor are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bangor you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bangor may decide 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 residence.

We're first time buyers - agreed a price, but the estate agent told us that the owners will only go ahead if we instruct the agent's preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a local solicitor accustomed to conveyancing in Bangor

We suspect that the seller is not behind this ultimatum. Should the seller require ‘a quick sale', alienating a motivated buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your preferred Bangor conveyancing lawyers - rather thanthe ones that will give the negotiator at the agency a introducer fee or meet his conveyancing figures demanded by head office.

Back In 2002, I bought a leasehold flat in Bangor. Conveyancing and Santander mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Bangor who acted for me is not around. Do I pay?

First contact HMLR to make sure that this person is in fact the new freeholder. There is no need to instruct a Bangor conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a 1st floor flat in Bangor, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Bangor with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2096

You have 71 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

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