Will my conveyancer be raising questions concerning flooding as part of the conveyancing in Chard.

The risk of flooding is if increasing concern for lawyers dealing with homes in Chard. Some people will acquire a house in Chard, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or by their solicitors which should figure out the risks in Chard. The standard information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to discover whether the premises has suffered from flooding. If the residence has been flooded in past and is not disclosed by the owner, then a buyer could commence a legal claim for losses as a result of such an misleading reply. The buyer’s lawyers will also carry out an environmental report. This will indicate if there is a recorded flood risk. If so, further investigations should be carried out.

I am buying a new build house in Chard benefiting from help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The property agent advised me not to tell my solicitor about the extras as it may adversely affect my mortgage with Barnsley Building Society. Do I keep my lawyer in the dark?.

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've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Chard is the location of the property. What do you suggest?

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

I need to find a conveyancing solicitor for sale conveyancing in Chard. I happened to land on a web site which seems to have the perfect offering If it is possible to get all the legals done via web that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I only have Sixty One years left on my lease in Chard. I am keen to extend my lease but my freeholder is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to find the lessor. For most situations a specialist would be helpful to carry out a search and prepare a report which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Chard.

I own a 2 bed flat in Chard, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Chard with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2077

You have 52 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.