We chose a Stroud Green based lawyer for my conveyancing in Stroud Green last week. Looking through the Ts and Cs I seeI am on the hook for fees even where the conveyance does not complete. Would I be best advised to instruct a web based solicitor practice advertising no completion no charge conveyancing in Stroud Green?

Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will tend to be be more expensive to neutralise those transactions that do not proceed. Also remember that such arrangements generally do not protect you from expenditure for instance Stroud Green conveyancing search costs.

Should my conveyancer be making enquiries concerning flooding as part of the conveyancing in Stroud Green.

Flooding is a growing risk for conveyancers conducting conveyancing in Stroud Green. Some people will acquire a house in Stroud Green, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, but there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Stroud Green. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the seller to find out whether the premises has ever been flooded. In the event that the residence has been flooded in past which is not disclosed by the owner, then a buyer could commence a legal claim for losses as a result of such an inaccurate answer. A purchaser’s solicitors should also commission an enviro search. This should higlight if there is a recorded flood risk. If so, additional inquiries should be initiated.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Stroud Green is the location of the property. Can you offer any guidance?

Flying freeholds in Stroud Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stroud Green you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stroud Green may ascertain 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.

My father has suggested that I use his conveyancing solicitors in Stroud Green. Should I use them?

No doubt the best way to select a conveyancing practitioner is to get feedback from friends or relatives who have actually used the conveyancer that you are are thinking of instructing.

Looking forward to complete next month on a basement flat in Stroud Green. Conveyancing lawyers inform me that they will have a report out to me on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Stroud Green should include some of the following:

How long the lease is. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark You should have a good understanding of the building insurance obligations Details of the parties to the lease, for example these could be the (you), head lessor, freeholder The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Additions to the premises

Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Stroud Green. Can we issue an application to the Residential Property Tribunal Service?

You certainly can. We can put you in touch with a Stroud Green conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Stroud Green flat is 51 Lorne Road in November 2009. The price Payable as decided by the tribunal for the freehold reversion was £27,000. The valuation follows the order of the County Court made on 3 April 2008 granting a vesting order. This case related to 1 flat. The unexpired term was 71 years.