At long last a loan offer from HSBC for the remortgage of my 4 room maisonette is coming by the end of next week. Are you able to put forward a low cost conveyancing practitioner in Crofton?

You are on the wrong site if you are in need of cut-price fees for conveyancing in Crofton. Our aim is to provide value for money conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint organisations offering the bait of low cost conveyancing in Crofton. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will receive what you pay for and at worst you will end up invoiced for extras and still not end up with the service expected.

Should my solicitor be asking questions concerning flooding as part of the conveyancing in Crofton.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Crofton. There are those who buy a property in Crofton, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous searches that may be undertaken by the buyer or by their lawyers which should give them a better appreciation of the risks in Crofton. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to determine if the property has historically flooded. If the property has been flooded in past which is not revealed by the vendor, then a buyer may bring a claim for damages stemming from an inaccurate answer. A purchaser’s lawyers may also order an environmental search. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be carried out.

I am buying a new build apartment in Crofton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Crofton

Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared.

Last August I purchased a leasehold property in Crofton. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Crofton Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

The best form of lease arrangement is a share of the freehold. In this situation the lessees have being in charge if their destiny and although a managing agent is usually retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. You will want to discover as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day issues such as the cleanliness of the communal areas. Enquire of other tenants what they think of their management. Finally, be sure you discover the dates that you are obliged pay the maintenance charge to the managing agents and precisely what you get for your money. What is the service charge and ground rent on the flat?

We are midway through buying a residence in Crofton. Conveyancing solicitor has told us the property is "Leasehold". Will this likely impact the salability of the house?

Crofton conveyancing does not normally involve leasehold houses. The crucial consideration here is the length of lease and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the value significantly.

At the other extreme, if it's, say, 50 years it will have a material impact on the saleability, and probably wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be specified in the lease which should be made available to your lawyer.