Should my solicitor be raising enquiries regarding flooding during the conveyancing in Ceredigion.

Flooding is a growing risk for solicitors conducting conveyancing in Ceredigion. There are those who acquire a house in Ceredigion, completely expectant 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 get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Ceredigion. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to discover if the premises has ever been flooded. In the event that flooding has previously occurred and is not notified by the vendor, then a buyer may issue a legal claim for losses resulting from an misleading answer. A purchaser’s lawyers will also order an environmental search. This should higlight whether there is any known flood risk. If so, additional investigations should be conducted.

How does conveyancing in Ceredigion differ for new build properties?

Most buyers of new build premises in Ceredigion come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Ceredigion tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ceredigion or who has acted in the same development.

I am looking for a flat up to £305k and found one round the corner in Ceredigion I like with amenity areas and station nearby, however it only has 52 years on the lease. I can't really find anything else in Ceredigion for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage that many years will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

I'm remortgaging my primary house to a BTL mortgage with and I will use the rest of the raised equity as a down payment on a second property. The location we are talking about is Ceredigion. Will your conveyancers be able to act for both sets of lenders and link together the transactions?

Do use our comparison tool on this page to ensure that the lawyers are on the relevant lender panels. On the basis that they are the lawyer will be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and make clear your expectations and needs.

I have been sourcing a conveyancing solicitor in Ceredigion for my sale. Is it possible to review a firm’s complaints history with the legal regulator?

Anyone may see presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.