Should our lawyer be raising enquiries concerning flooding as part of the conveyancing in Box.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Box. There are those who acquire a property in Box, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a number of searches that can be undertaken by the buyer or by their lawyers which will give them a better understanding of the risks in Box. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the owner, then a purchaser may commence a claim for damages resulting from an inaccurate answer. The buyer’s lawyers will also order an environmental search. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who handled the conveyancing in Box 4 years ago are no longer around. What do I do?

Nowadays there are copies made of almost everything, and your conveyancer should be aware exactly where to find all the suitable documentation so you can purchase or dispose of your house without any difficulty. Where duplicates are not available, your solicitor can put in place insurance or indemnities against future claims on your property.

I am purchasing my first flat in Box benefiting from help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not to tell my conveyancer about this extras as it could impact my mortgage with . Should I keep quiet?.

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.

Is it best to instruct a Box conveyancing lawyer based in the vicinity that I am hoping to buy? We have a good friend who can perform the legal work but his firm is located approximately 350kilometers away.

The primary upside of using a high street Box conveyancing firm is that you can attend the office to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and they were impressed that should outweigh using an unknown Box conveyancing lawyer solely due to them being round the corner.

I invested in buying a leasehold flat in Box, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Box with a long lease are worth £165,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 50

You have 50 years left to run the likely cost is going to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.