Should my solicitor be raising enquiries about flooding as part of the conveyancing in Capel Curig.

Flooding is a growing risk for conveyancers dealing with homes in Capel Curig. Plenty of people will acquire a house in Capel Curig, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a various checks that can be carried out by the buyer or by their solicitors which can figure out the risks in Capel Curig. The standard completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to determine whether the premises has ever been flooded. If the property has been flooded in past which is not revealed by the owner, then a buyer may issue a compensation claim as a result of such an inaccurate reply. A buyer’s conveyancers may also carry out an environmental report. This will reveal if there is any known flood risk. If so, more detailed investigations will need to be conducted.

Me and my brother purchased a semi-detached Victorian property in Capel Curig. Conveyancing lawyer represented me and Aldermore. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You need to 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Capel Curig and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing solicitor who carried out the work.

I am buying a new build house in Capel Curig benefiting from help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my conveyancer about this side-deal as it may put at risk my mortgage with the bank. 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.

Hoping to buy a property located in Capel Curig and I am already nervous. I couldn't find anything specific about Capel Curig. Conveyancing will be needed in due course but do you know about the Capel Curig area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Capel Curig. In the meantime here are some basic statistics that we found

My brother-in-law has suggested I instruct a conveyancing solicitor in Capel Curig. I need to find out if they are on the lender's approved list of lawyers. Can you help?

It’s a good idea call your lawyer to enquire if they are on the bank's approved list. If that does not help call us and we can investigate and revert. Should the firm not be on the lender panel we can certainly arrange a reputable conveyancing solicitor in Capel Curig on the panel for your lender.