Should our conveyancer be asking questions concerning flooding as part of the conveyancing in Hermon.

Flooding is a growing risk for conveyancers dealing with homes in Hermon. Some people will buy a house in Hermon, fully aware 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 get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, but there are a number of searches that may be initiated by the purchaser or by their lawyers which can figure out the risks in Hermon. The standard completed inquiry forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to discover whether the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could commence a claim for damages resulting from an inaccurate response. A buyer’s conveyancers may also conduct an environmental report. This will indicate whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I own a terraced Victorian property in Hermon. Conveyancing practitioner represented me and Nationwide Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hermon and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing solicitor who carried out the work.

We're FTB’s - agreed a price, yet the estate agent informed us that the vendor will only move forward if we instruct their chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer with experience of conveyancing in Hermon

We suspect that the seller is unaware of this request. Should the seller desire ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Hermon conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or meet his conveyancing figures demanded by senior management.

All being well we will complete our sale of a £150,000 flat in Hermon next week. The landlords agents has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Hermon?

Hermon conveyancing on leasehold maisonettes often requires the buyer’s solicitor sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions most will be content to assist. They may charge a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge levied by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration charges, without which the charge is technically not due. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.

I own a basement flat in Hermon, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Hermon with an extended lease are worth £190,000. The ground rent is £65 yearly. The lease expires on 21st October 2086

With only 61 years remaining on your lease the likely cost is going to span between £18,100 and £20,800 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered 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.

What type of premises does your Hermon conveyancing estimates relate to?

The quotes supplied are only appropriate to standard residential premises in England & Wales. If you have any different requirements for instance industrial or agricultural land or commercial conveyancing in Hermon you should telephone us to address your requirements .