Should our conveyancer be raising questions regarding flooding during the conveyancing in Pentonville.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Pentonville. There are those who purchase a property in Pentonville, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Pentonville. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to discover if the property has historically flooded. In the event that the property has been flooded in past and is not disclosed by the owner, then a buyer could bring a claim for damages stemming from an misleading reply. The purchaser’s conveyancers may also conduct an environmental report. This should higlight if there is a recorded flood risk. If so, further investigations should be carried out.

I used Stirling Law several years past for my conveyancing in Pentonville. I now require my file however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pentonville of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying my first flat in Pentonville with the aid of help to buy. The developers refused to reduce the price so I negotiated 6k of extras instead. The estate agent advised me not reveal to my lawyer about this side-deal as it will jeopardize my mortgage 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.

Due to the input of my in-laws I had a survey completed on a house in Pentonville before retaining lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks tend refuse to issue a mortgage on such a home.

It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Pentonville. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pentonville to see if the conveyancing costs will increase in light of this.

Are there any apps to help locate a Pentonville law firm on the HSBC Bank conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the conveyancer.

You can use the search on this website. Please choose the bank and your location and you will see a number of Pentonville conveyancing lawyers based on proximity. We have listed some Pentonville conveyancing firms towards the end of this page and you can contact them to see whether they are on the HSBC Bank member panel