Will our lawyer be raising enquiries about flooding during the conveyancing in Salisbury.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Salisbury. Some people will buy a property in Salisbury, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Salisbury. The standard property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to determine if the premises has historically flooded. If flooding has previously occurred which is not revealed by the seller, then a buyer could bring a legal claim for losses as a result of such an incorrect reply. The buyer’s solicitors should also conduct an environmental search. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be made.

I am buying my first flat in Salisbury with the aid of help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my solicitor about the deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

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.

Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Salisbury I like with a park and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Salisbury for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease will likely be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

Completion is due on our sale of a £375,000 garden flat in Salisbury on Tuesday in a week. The managing agents has quoted £384 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Salisbury?

For the majority of leasehold sales in Salisbury conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing conveyancing due diligence questions Where consent is required before sale in Salisbury Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Salisbury leasehold premises is £350. For Salisbury conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I bought a 2 bed flat in Salisbury, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Salisbury with a long lease are worth £195,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2088

You have 63 years left to run we estimate the price of your lease extension to be between £16,200 and £18,600 as well as costs.

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

My husband and I are FTB’s just having agreed a price on a property in Salisbury, and need to get solicitors lined up. I have used the various comparison tools and the results are from all over the the UK. Is it necessary to have a Salisbury property lawyer local to your potential house? I am fine to do everything over the internet, but I assume at some point we may be required to visit the lawyer's office to sign contracts?

The conveyancer does not need to be in Salisbury, but opting for local means that you have the option to go in if needed, for instance, if a signature is needed urgently. Also, a Salisbury solicitor is likely to be familiar with local agents and (if the vendor has chosen a local solicitor) with them, which will help smooth the process.