Should my solicitor be making enquiries concerning flooding as part of the conveyancing in Yeovil.

Flooding is a growing risk for lawyers dealing with homes in Yeovil. Some people will buy a house in Yeovil, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in Yeovil. The standard property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to determine if the property has ever been flooded. If flooding has previously occurred and is not disclosed by the owner, then a purchaser could bring a claim for damages as a result of such an incorrect response. A purchaser’s solicitors may also conduct an environmental report. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.

I am purchasing my first flat in Yeovil with a loan from Halifax. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not reveal to my solicitor about this side-deal as it would impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Are there any apps to assist me to locate a Yeovil solicitor on the Lloyds TSB Bank conveyancing panel? I drive a motor bike and am happy to travel upto 20kilometers to meet the lawyer.

Feel free to make use of the search on this website. Please choose the lender and your location and you will see a number of Yeovil conveyancing lawyers located nearest you. We have detailed some Yeovil conveyancing firms towards the end of this page and you can call them to check whether they are on the Lloyds TSB Bank member panel

As co-executor for the estate of my uncle I am selling a property in Swansea but I am based in Yeovil. My lawyer (based 250 kilometers from mehas requested that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Yeovil to attest and place their company stamp on the document?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Yeovil based

Having checked my lease I have discovered that there are only 62 years remaining on my flat in Yeovil. I now wish to extend my lease but my landlord is absent. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to find the lessor. On the whole an enquiry agent may be helpful to try and locate and to produce an expert document to be used as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Yeovil.

I purchased a basement flat in Yeovil, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Yeovil with a long lease are worth £216,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2094

With 69 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.