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

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Lixwm. There are those who purchase a property in Lixwm, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a numerous searches that can be carried out by the buyer or by their solicitors which should figure out the risks in Lixwm. The standard property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine if the premises has suffered from flooding. If the premises has been flooded in past which is not disclosed by the vendor, then a buyer could commence a compensation claim as a result of such an inaccurate response. A purchaser’s solicitors may also carry out an environmental report. This will higlight whether there is any known flood risk. If so, more detailed investigations should be initiated.

I am buying a new build house in Lixwm with a mortgage from Coventry Building Society. The builders refused to budge the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not inform my lawyer about the extras as it may jeopardize my loan with Coventry Building Society. 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.

I'm refinancing my existing house to a BTL mortgage with Virgin Money and I will use the ballance of the raised equity towards further property. The location we are looking at is Lixwm. Will your conveyancers be able to act for both sets of lenders and tie in the two deals?

Do use our comparison tool on this site to check that the conveyancers are on the appropriate lender panels. Having checked that they are the conveyancer should be able to connect the two conveyancing matters but you should talk with you lawyer and specify your desired outcome and requirements.

We're FTB’s - had an offer accepted, yet the property agent informed us that the owners will only move forward if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Lixwm

We suspect that the owner is unaware of this request. Should the owner desire ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Lixwm conveyancing firm - not the ones that will provide their estate agent a referral fee or hit his conveyancing figures demanded by corporate headquarters.

There are only 72 years unexpired on my flat in Lixwm. I now wish to get lease extension but my landlord is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application 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 prove that you or your lawyers have used your best endeavours to track down the landlord. For most situations a specialist may be helpful to conduct investigations and to produce an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Lixwm.

I inherited a garden flat in Lixwm, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Lixwm with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2073

With 52 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.