Will our lawyer be making enquiries concerning flooding during the conveyancing in Norton Woodseats.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Norton Woodseats. There are those who buy a property in Norton Woodseats, fully expectant 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 obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a various searches that can be initiated by the purchaser or by their lawyers which can figure out the risks in Norton Woodseats. The standard information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer may issue a compensation claim stemming from an inaccurate response. A purchaser’s lawyers will also carry out an enviro report. This will indicate whether there is any known flood risk. If so, further investigations should be conducted.

My wife and I have a renovated Victorian house in Norton Woodseats. Conveyancing solicitor acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Norton Woodseats and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who conducted the purchase.

I'm buying a new build house in Norton Woodseats with a loan from Godiva Mortgages Ltd. The developers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not to tell my conveyancer about the extras as it will jeopardize my mortgage with the bank. 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.

Due to the input of my in-laws I had a survey completed on a property in Norton Woodseats before appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some lenders may not grant a loan on such a premises.

It varies from the lender to lender. Lloyds has different instructions from Halifax. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Norton Woodseats. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to instruct a conveyancing lawyer in Norton Woodseats for my home move. Is it possible to review a firm’s complaints history with the profession’s regulator?

Anyone may see published Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may recorded call for training requirements.