My lawyer has identified a a problem with the lease for the apartment we are buying in Patcham. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer says that he must ensure that the lender is willing to move forward with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

I am buying a property and need a conveyancing solicitor in Patcham who is on the Virgin Money conveyancing. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Virgin Money in certain locations such as Patcham. We dont recommend any particular firm.

Will my solicitor be making enquiries concerning flooding as part of the conveyancing in Patcham.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Patcham. There are those who acquire a property in Patcham, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their lawyers which will give them a better understanding of the risks in Patcham. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover if the premises has ever been flooded. If the premises has been flooded in past which is not disclosed by the seller, then a buyer could bring a compensation claim as a result of such an inaccurate answer. The buyer’s conveyancers may also commission an environmental search. This should disclose if there is any known flood risk. If so, more detailed inquiries will need to be conducted.

I have been on the look out for a ground for flat up to £235,500 and found one near me in Patcham I like with a park and station in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Patcham in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the shortness of the lease may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

In my capacity as executor for the will of my aunt I am disposing of a property in Newport but reside in Patcham. My conveyancer (approximately 250 miles from meneeds me to execute a stat dec before completion. Could you suggest a conveyancing practitioner in Patcham who can witness this legal document for me?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Patcham based