I am selling my maisonette in Poringland and the estate agent has just text me to advise that the buyers are swapping solicitor. I am told that this is due to the fact that the lender will only deal with property lawyers on their approved list. On what basis would a leading lender only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Poringland ?

Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

I am purchasing a terraced house in Poringland. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Poringland you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Poringland.

Should my lawyer be raising enquiries concerning flooding during the conveyancing in Poringland.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Poringland. There are those who acquire a property in Poringland, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or by their conveyancers which can give them a better appreciation of the risks in Poringland. The conventional set of information supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to discover whether the property has suffered from flooding. If the residence has been flooded in past and is not disclosed by the vendor, then a buyer may commence a claim for damages resulting from an inaccurate response. The purchaser’s solicitors will also conduct an environmental search. This should disclose whether there is a recorded flood risk. If so, additional investigations will need to be carried out.

I'm buying a new build house in Poringland with a mortgage from Aldermore. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not inform my conveyancer about the side-deal as it would affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

I today plan to offer on a house that appears to be perfect, at a great figure which is making it more attractive. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Poringland. Conveyancing advisers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Poringland ?

Most houses in Poringland are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Poringland so you should seriously consider shopping around for a Poringland conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct alterations. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should appraise you on the various issues.