Should my lawyer be asking questions concerning flooding as part of the conveyancing in Ascot.

The risk of flooding is if increasing concern for lawyers dealing with homes in Ascot. Plenty of people will buy a house in Ascot, fully expectant that at some time, it may be flooded. 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 premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Ascot. The standard completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out whether the property has ever been flooded. If the property has been flooded in past and is not disclosed by the vendor, then a buyer could commence a claim for damages stemming from an inaccurate response. A buyer’s solicitors will also conduct an enviro search. This should higlight whether there is any known flood risk. If so, further inquiries should be made.

I'm buying a new build house in Ascot with a loan from National Westminster Bank. The builders would not move on the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not inform my solicitor about this deal as it would affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Taking into account that I am about to spend over three hundred thousand on a two bedroom apartment in Ascot I wish to talk to a conveyancer concerning thehome move before instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Ascot.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Ascot should be the amount on the final invoice that you end up paying.

I am using a search engine for the term cheap conveyancing in Ascot it shows results of many property lawyersin the area. With so much choice what is the best way to find the right conveyancing solicitor for me?

The best way of finding the right conveyancer is via trusted testimonial, so enquire of friends and family who have bought a property in Ascot or the local estate agent or mortgage broker. Charges for conveyancing in Ascot vary, so it's a good idea to request a minimum of four estimates from different law firms. Make sure that you know what costs in the quote includes.

I was advised by my mortgage company that their approved lawyers work on no completion no charge basis for conveyancing in Ascot. I had a purchase fall through nevertheless the solicitors want search fees! They are stating that the fees are seperate!

By promising "no move no fee" Ascot conveyancing lawyers are writing off their charges for any work conducted. We should point out that this does not constitute an insurance scheme. Disbursements aren’t covered – where the property lawyer have to pay money out to other people, for example Ascot local search fees