Should our solicitor be making enquiries about flooding during the conveyancing in East Cowes.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in East Cowes. There are those who purchase a property in East Cowes, completely aware 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 property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a various checks that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in East Cowes. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a buyer could issue a compensation claim stemming from an misleading response. A purchaser’s conveyancers will also carry out an enviro search. This will higlight if there is any known flood risk. If so, further investigations should be carried out.

Just bought a semi-detached house in East Cowes , What is the estimated time for the Land Registry to register the transfer to my name? My East Cowes conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are concluded.

There is nothing unique when it comes to conveyancing in East Cowes registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry need to notify any other parties. At present roughly three quarters of submission are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration occurs once the new owner is living at the property so 'speed' is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.

I'm buying a new build house in East Cowes with a mortgage from Barclays Direct. The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not reveal to my lawyer about this extras as it could put at risk my loan with the lender. Should I keep quiet?.

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.

My husband and I are first time buyers - had an offer accepted, yet the estate agent told us that the seller will only go ahead if we appoint their chosen conveyancers as they need a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in East Cowes

It is highly unlikely the owners are behind this. Should the seller want ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your own,trusted East Cowes conveyancing lawyers - as opposed tothe ones that will give their estate agent a commission or hit his conveyancing targets demanded by corporate headquarters.

What type of property do your East Cowes conveyancing quotes apply to?

The quotes supplied are only applicable to standard domestic homes in England & Wales. Where you have any different requirements for example industrial or agricultural land or commercial conveyancing in East Cowes you should telephone us to address your requirements .