We note that you have a post code search directory identifying law firms on the Barclays conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Cannington?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cannington.

Please help - my lawyer advises that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Cannington conveyancing?

The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

We previously appointed conveyancers locally in Cannington on the Barclays solicitor panel. They have just billed me a further charge for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer may levy a fee for this. The charge is not set by Barclays but by your Cannington conveyancing practitioner. Plenty of firms on the Barclays panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

My partner and I are spending time viewing flats in Cannington and I am about to put in an offer. Is it premature to have a solicitor in place? I intend to finance via a home loan with Co-operative.

You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are getting a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.

I have todaybeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Cannington for a purchase of a leasehold flat 10 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cannington conveyancing specialists.

I am purchasing my first flat in Cannington with a loan from Accord Mortgages Ltd. The builders would not reduce the amount so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my conveyancer about the side-deal as it may affect my mortgage with Accord Mortgages Ltd. 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.

Last December I purchased a leasehold property in Cannington. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Cannington Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

If a Cannington lease has fewer than 80 years it will have adverse implications on the marketability of the property. It is worth checking with your mortgage company that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of what this will be. For most Canningtonlease extensions you would be required to have owned the residence for two years before you are eligible to extend the lease. Many Cannington leasehold properties will have a service bill for maintenance of the block invoiced by the landlord. Should you acquire the apartment you will have to pay this amount, normally in instalments throughout the year. This could vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge to be met yearly, this is usually not a significant figure, say around £25-£75 but you should to check as on occasion it could be many hundreds of pounds.