I have given 2 months notice to my current landlord and have to leave my let out apartment in Penn and Ettingshall by the end of next month. Conveyancing on my purchase is underway. Can I complete in a couple of weeks as don't want to have to find short term accommodation?

The normal practice is not to serve notice for your tenancy until your lawyer suggests that you should. If you have not already done so, notify to your solicitor and urge them to they seek the assistance the other solicitors, try to get a realistic time scale from them that everyone will aim towards

Is there a reason why leasehold purchase conveyancing in Penn and Ettingshall costs more?

The conveyancing fees for a leasehold property in Penn and Ettingshall is inevitably greater when contrasted to a freehold residence. This is due to the supplemental investigations required in communicating with the freeholder and managing agents to collate the evidence concerning whether the rent and service charges have been discharged and whether there are any major works due in the foreseeable future on repairs or maintenance of the block.

Will my solicitor be raising questions about flooding during the conveyancing in Penn and Ettingshall.

The risk of flooding is if increasing concern for lawyers dealing with homes in Penn and Ettingshall. There are those who acquire a property in Penn and Ettingshall, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, however there are a various checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Penn and Ettingshall. The conventional set of property information forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to discover if the premises has ever been flooded. If the property has been flooded in past which is not notified by the owner, then a purchaser may bring a compensation claim stemming from an misleading answer. The purchaser’s lawyers should also commission an enviro search. This will higlight whether there is any known flood risk. If so, more detailed inquiries will need to be carried out.

I'm buying a new build house in Penn and Ettingshall with the aid of help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not inform my conveyancer about the extras as it could affect my loan with the bank. Is this normal?.

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 property in Penn and Ettingshall ahead of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks will refuse to issue a mortgage on this type of premises.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Penn and Ettingshall. Conveyancing will be smoother if you use a solicitor in Penn and Ettingshall especially if they are acquainted with such properties in Penn and Ettingshall.