Should my lawyer be raising questions about flooding during the conveyancing in Harpenden.
Flooding is a growing risk for conveyancers dealing with homes in Harpenden. There are those who buy a house in Harpenden, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or by their lawyers which should figure out the risks in Harpenden. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the seller to find out whether the premises has historically flooded. If the premises has been flooded in past and is not revealed by the seller, then a purchaser could commence a legal claim for losses as a result of such an misleading response. The purchaser’s conveyancers should also conduct an enviro search. This will higlight if there is a recorded flood risk. If so, additional investigations will need to be carried out.
Just bought a terraced house in Harpenden , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Harpenden conveyancing solicitor has been very slow, so I want to be certain the land registry aspects are dealt with.
There is nothing unique about conveyancing in Harpenden registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested persons or bodies. Currently approximately three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration occurs after the buyer is living at the property therefore post completion formalities is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
I'm purchasing my first flat in Harpenden benefiting from help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not disclose to my solicitor about this deal as it could affect my mortgage 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.
I opted to have a survey done on a house in Harpenden prior to retaining conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may not grant a loan on this type of property.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Harpenden. Conveyancing may be slightly more expensive based on your lender's requirements.
How easy is it to change firm as I need to appoint one who is on the Skipton Building Society conveyancing panel. I instructed a high street conveyancing solicitor in Harpenden five minutes from me but he is not accepted by Skipton Building Society
It would be our pleasure to help you find a conveyancing solicitor in Harpenden on the Skipton Building Society panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Harpenden. Using the find a conveyancing solicitor tool on this page, you can compare fees for conveyancing solicitors in Harpenden and beyond.
I need to assess estimates for conveyancing in Harpenden from various lawyer and appoint one. Should I tell them to hold tight until I have found somewhere to acquire.
You should wait to ask your solicitor to commence work and submit searches once the sales confirmation has been sent by the selling agent especially as Harpenden conveyancing searches are not cheap.