I have given 8 weeks notice to my current landlord and have to leave my rented apartment in St Anns by 25/6/2024. Conveyancing on my purchase is underway. Is it possible to complete in 4 weeks as don't want to have to move into temporary accommodation?

It is unwise to give notice on a rental unless you have exchanged. If you have not previously done so, contact to your conveyancer and ask them to they apply pressure on the sellers solicitors, try to get a realistic time scale from them that all parties will work to achieve

We are downsizing from our home in St Anns and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street St Anns conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in St Anns. Having lived in St Anns for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I'm buying my first flat in St Anns with the aid of help to buy. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not to tell my solicitor about the side-deal as it will affect my mortgage with the bank. Is this normal?.

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've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. St Anns is the location of the property. Can you shed any light on this issue?

Flying freeholds in St Anns are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Anns you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Anns may determine 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 premises.

What does commercial conveyancing in St Anns cover?

Commercial conveyancing in St Anns covers a wide array of services, offered by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.