I am expecting a offer of a home loan from Halifax. My intention is to instruct a Licensed Conveyancer in Benton. Does the Halifax Solicitor panel include Licensed Conveyancers?

The Halifax approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Will my solicitor be raising questions concerning flooding during the conveyancing in Benton.

Flooding is a growing risk for conveyancers specialising in conveyancing in Benton. Some people will purchase a house in Benton, 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 obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Benton. The standard information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a claim for damages stemming from an misleading response. The purchaser’s lawyers should also conduct an enviro search. This will reveal whether there is any known flood risk. If so, more detailed investigations should be initiated.

I acquired my home on 5 August and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Benton said it would be concluded inside ten days. Are transfers in Benton particularly slow to register?

There is nothing unique about conveyancing in Benton registration formalities. Rather than based on location, timeframes can differ according to the party submitting the application, whether it is in order and whether the Land registry have to notify any third parties. At present roughly 80% of submission are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration is effected once the new owner has moved in to the property so registration formalities is not always primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Benton is where the house is located. Can you offer any guidance?

Flying freeholds in Benton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Benton you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Benton may determine 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 property.

I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable price which is making it all the more appealing. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Benton. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Benton ?

The majority of houses in Benton are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Benton in which case you should be shopping around for a Benton conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.

I bought a 2 bed flat in Benton, conveyancing having been completed 3 years ago. 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? Equivalent flats in Benton with an extended lease are worth £197,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2081

With only 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures 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 want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.