Will my solicitor be asking questions about flooding during the conveyancing in Talybont.

Flooding is a growing risk for lawyers conducting conveyancing in Talybont. There are those who purchase a property in Talybont, completely expectant that at some time, it may be flooded. 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 building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a number of checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Talybont. The standard information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to find out if the property has suffered from flooding. If the premises has been flooded in past and is not notified by the vendor, then a buyer could commence a legal claim for losses stemming from an incorrect reply. The purchaser’s lawyers will also conduct an enviro search. This will higlight if there is a recorded flood risk. If so, further investigations will need to be made.

I am purchasing a new build house in Talybont with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not inform my solicitor about this extras as it would adversely affect my mortgage with the lender. Is this normal?.

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.

Given that I will soon part with over three hundred thousand on a house in Talybont I would like to talk to a solicitor regarding thehouse move prior to appointing the firm. Can this be arranged?

This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your conveyancing in Talybont.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Talybont should be the figure that you end up paying.

I only have Seventy years unexpired on my lease in Talybont. I now wish to extend my lease but my landlord is absent. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply 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. However, you will be required to prove that you have used your best endeavours to locate the freeholder. For most situations an enquiry agent would be helpful to try and locate and prepare an expert document to be used as proof 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 covering Talybont.

I inherited a 1 bedroom flat in Talybont, conveyancing was carried out in 2008. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Talybont with over 90 years remaining are worth £201,000. The ground rent is £45 yearly. The lease ceases on 21st October 2089

You have 64 years remaining on your lease we estimate the price of your lease extension to span between £15,200 and £17,600 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues 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 without first seeking the advice of a professional.

Me and my wife have just had an offer agreed on a apartment and had an appointment on Monday with Nationwide for the mortgage. They advised us that when it comes to choosing a lawyer that if they are not on their approved list of property lawyers then we will incur an additional fee of about two hundred pounds. This is is due to the fact that they would then have to select a solicitor to act on their behalf in addition to the one we appoint for ourselves and we are liable for their fees. I have asked Nationwide to provide me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual conveyancer to see if they are on the panel. Is their an easier way of going about this?

You should ask Nationwide what their criteria for panel membership is for a conveyancer.Thereafter ask the solicitor of your choice whether they meet the criteria and have they acted on loans for Nationwide in the past. Where the answer to those is yes, then just double check with Nationwide. Alternatively please make use of our search facility and we may be able to locate a solicitor in Talybont on the panel for Nationwide.