Will my solicitor be raising enquiries regarding flooding during the conveyancing in Dymock.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Dymock. There are those who purchase a property in Dymock, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property 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 buyer.

Lawyers are not qualified to impart advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Dymock. The conventional set of information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to determine if the property has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a purchaser could commence a compensation claim stemming from an incorrect reply. The purchaser’s solicitors may also commission an enviro search. This will reveal if there is a recorded flood risk. If so, further inquiries will need to be carried out.

I'm buying a new build house in Dymock benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not reveal to my conveyancer about this side-deal as it will adversely affect my loan with Coventry Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a ground for flat up to £305k and found one near me in Dymock I like with open areas and transport links nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Dymock for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

Am I right to be wary about third parties that I am dealing with are suggesting a national conveyancing firm rather than a High Street Dymock conveyancing practice?

As with lots of service providers, often recommendations from relatives can be most helpful. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and banks may recommend conveyancers to choose. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to appoint your preferred conveyancer. However, bear in mind that some banks have an approved list of conveyancers you must use for the lender related work in your conveyancing.

My step-father has suggested that I appoint his conveyancing solicitors in Dymock. Do I follow his recommendation?

Much as we are happy to recommend a Dymock conveyancing lawyer the ideal way to find a conveyancing lawyer is to have recommendations from friends or family who have actually used the solicitor that you are are thinking of instructing.