When it comes to lenders such as Nottingham, do Broadstone lawyers incur a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

My wife and I have organised a further advance on our home loan from Barclays as we wish to conduct renovations to our home in Broadstone. Do we need to choose a nearby Broadstone solicitor on the Barclays conveyancing panel to handle the legals?

Barclays don't usually appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.

My fiancee and I are at the point of viewing flats in Broadstone and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Lloyds.

It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are seeking a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Broadstone?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Broadstone. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

The estate agent has sent us the confirmation of our purchase of a new build flat in Broadstone. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Broadstone

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Broadstone is the location of the property. What do you suggest?

Flying freeholds in Broadstone are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Broadstone you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Broadstone may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

In my capacity as executor for the estate of my uncle I am selling a residence in Newport but live in Broadstone. My conveyancer (based 250 miles from mehas requested that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Broadstone who can attest this legal document for me?

Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Broadstone based