How up to date is your search tool for Timperley conveyancing solicitors on the conveyancing panel? Do send you an updated list?

Timperley conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

Are the BSA intent on creating a online directory to to identify law firms on the conveyancing panel for example in Timperley?

We have not been informed any plans on the part of the BSA to develop such a tool.

Should our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Timperley.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Timperley. Plenty of people will acquire a property in Timperley, completely 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 get 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.

Solicitors are not qualified to offer advice on flood risk, but there are a number of checks that can be carried out by the purchaser or by their solicitors which should give them a better understanding of the risks in Timperley. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a buyer may bring a compensation claim stemming from an inaccurate response. A buyer’s solicitors will also order an enviro report. This will higlight whether there is any known flood risk. If so, additional inquiries should be initiated.

My wife and I own a terraced Edwardian house in Timperley. Conveyancing practitioner represented me and . I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Timperley and other locations in 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 mortgage companies. You can also enquire as to the position with your conveyancing solicitor who carried out the work.

I am looking for a leasehold apartment up to £305k and found one near me in Timperley I like with amenity areas and station nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Timperley in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.