I have given 8 weeks notice to my current landlord and have to vacate my rented apartment in Ware by the end of next month. Conveyancing for my house purchase is underway. Is it possible to complete in a couple of weeks as don't want to have to find short term accommodation?

Generally one should not provide notice on a rental unless you have exchanged. Assuming that you have not previously done so, notify to your conveyancer and urge them to they cajole the other solicitors, try to a target completion date that everyone will work to achieve

Will my lawyer be raising enquiries regarding flooding during the conveyancing in Ware.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Ware. There are those who purchase a house in Ware, completely aware 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, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or by their solicitors which should give them a better understanding of the risks in Ware. The standard information supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the vendor to determine whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the seller, then a buyer could bring a legal claim for losses as a result of such an misleading response. The buyer’s solicitors will also order an enviro report. This should higlight whether there is a recorded flood risk. If so, more detailed investigations should be conducted.

The estate agent has sent us the confirmation of our purchase of a new build flat in Ware. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ware

Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

We're FTB’s - agreed a price, yet the estate agent told us that the vendor will only go ahead if we instruct their recommended solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Ware

It is improbable the owners are driving this. If they desire ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to use your own,trusted Ware conveyancing lawyers - as opposed tothe ones that will provide their estate agent a introducer fee or hit his conveyancing figures demanded by corporate headquarters.

Been reading online that Ware solicitors are more expensive than Ware conveyancers in Ware to use when purchasing a house. So is it better if I use a conveyancer or a solicitor if I am purchasing a property in Ware.

When it comes to conveyancing in Ware the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.