Should our conveyancer be raising enquiries about flooding during the conveyancing in Royston.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Royston. Plenty of people will acquire a property in Royston, 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 building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or by their solicitors which should give them a better understanding of the risks in Royston. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the owner, then a purchaser may bring a claim for damages stemming from an misleading answer. The purchaser’s solicitors will also conduct an enviro report. This will higlight whether there is any known flood risk. If so, further inquiries should be initiated.

Just acquired a semi-detached house in Royston , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Royston conveyancing solicitor works at snail pace, so I want to check the registration is dealt with.

There is nothing unique about conveyancing in Royston registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. As of today roughly 80% of submission are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration is effected once the buyer is living at the property thus an expedited registration is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.

How difficult is it to change conveyancer as I need to find one who is on the Alliance & Leicester conveyancing list. I was using a family conveyancing solicitor in Royston five minutes from me but the firm is not accepted by Alliance & Leicester

It would be our pleasure to assist you find a conveyancing solicitor in Royston on the Alliance & Leicester panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Royston. Using search facility on this page, you can compare costs for conveyancing solicitors in Royston and throughout England and Wales.

I need to find a conveyancing solicitor for some conveyancing in Royston. I've discover a web site which appears to be the ideal answer If it is possible to get all formalities done via web that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

We expect to complete the sale of our £450,000 flat in Royston next week. The landlords agents has quoted £360 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Royston?

Royston conveyancing on leasehold apartments normally necessitates administration charges invoiced by management companies :

Answering pre-contract enquiries Where consent is required before sale in Royston Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Royston leasehold property is £350. For Royston conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

Leasehold Conveyancing in Royston - Examples of Questions you should consider Prior to Purchasing

Many Royston leasehold apartments will have a service charge for the upkeep of the building levied on behalf of the freeholder. Should you acquire the property you will have to pay this liability, usually periodically throughout the year. This could vary from a few hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a rentcharge to be met yearly, ordinarily this is not a large figure, say around £50-£100 but you should to check it because on occasion it can be many hundreds of pounds. What restrictions exist in the Royston Lease? You should be aware that where the lease has fewer than eighty years it will affect the marketability of the flat. Check with your bank that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will probably require a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Roystonlease extensions you would be be obliged to have been the owner of the property for 24 months before you are legally able to carry out a lease extension.