Can the conveyancing practitioners Indexed on your site conduct auction conveyancing in Street?

There are a few auction practitioners we can connect you with those specialising in auction conveyancing. Street is one of our locations where our lawyers are based.

Should our solicitor be making enquiries about flooding during the conveyancing in Street.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Street. There are those who acquire a house in Street, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable 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 best placed to impart advice on flood risk, but there are a numerous searches that may be initiated by the buyer or by their solicitors which should figure out the risks in Street. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to determine whether the premises has historically flooded. In the event that the residence has been flooded in past and is not revealed by the vendor, then a buyer could bring a legal claim for losses as a result of such an incorrect response. A purchaser’s lawyers will also conduct an enviro search. This will indicate if there is any known flood risk. If so, additional investigations should be made.

I have todaybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Street for a purchase of a leasehold apartment 10 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?

The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Street conveyancing specialists.

I am purchasing a new build house in Street benefiting from help to buy. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about the side-deal as it will affect 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.

I am looking for a flat up to £305k and identified one near me in Street I like with a park and railway links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Street in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage that many years may be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.