Should our lawyer be raising enquiries regarding flooding as part of the conveyancing in Darton.

The risk of flooding is if increasing concern for lawyers dealing with homes in Darton. Some people will purchase a property in Darton, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Darton. The standard completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to discover if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser could commence a claim for damages as a result of such an inaccurate answer. The buyer’s lawyers may also conduct an environmental search. This should indicate whether there is any known flood risk. If so, further investigations should be conducted.

five months have elapsed since my purchase conveyancing in Darton concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing a new build house in Darton with the aid of help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The sale representative advised me not to tell my solicitor about the extras as it would jeopardize my mortgage with the lender. 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.

My husband and I are first time buyers - agreed a price, but the property agent advised that the vendor will only move forward if we use the agent's preferred solicitors as they need a ‘quick sale’. We would rather use a family conveyancer who is accustomed to conveyancing in Darton

It is unlikely the vendors are driving this. Should the seller want ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Speak to the owners direct and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Darton conveyancing solicitors - rather thanthe ones that will earn their estate agent a commission or hit his conveyancing figures set by corporate headquarters.

Me and my husband have just had a bid accepted on our first house in Darton, and are now looking to get solicitors instructed. We have utilised the different rating based websites and the results are from all over the England and Wales. Is it essential to have a Darton property lawyer local to our prospective new home? I am happy to do everything electronically, but I am thinking at some point we will be required to visit the lawyer's office to sign documents?

There is no requirement to physically visit the office of your conveyancer, they can send any relevant documents to you, which you can sign and return. Many buyers and sellers nevertheless opt to use a locally based solicitor, but it is not a prerequisite for conveyancing in Darton.