Me and my fiance are purchasing a 2 bedroom flat in Stockwood with a mortgage. We have a Stockwood lawyer, however the bank says he's not on their "panel". It seems we have no choice but to appoint one of the lender panel firms or keep our Stockwood property lawyer and pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Stockwood conveyancing solicitor to apply to be on the conveyancing panel.

we are a couple who decided to purchase a newly converted flat in Stockwood with a residential mortgage from Accord Mortgages Ltd.We have a Stockwood conveyancing lawyer but Accord Mortgages Ltd advised that his firm is not on their approved list of member firms. We have to appoint a Accord Mortgages Ltd panel firm or keep our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan issued to you contains various provisions, one of which will be that conveyancers will be on the Accord Mortgages Ltd solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Accord Mortgages Ltd

Should our solicitor be asking questions regarding flooding during the conveyancing in Stockwood.

Flooding is a growing risk for solicitors conducting conveyancing in Stockwood. Some people will purchase a house in Stockwood, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or by their conveyancers which can figure out the risks in Stockwood. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out if the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a legal claim for losses as a result of such an inaccurate reply. The purchaser’s lawyers may also conduct an environmental report. This should indicate if there is a recorded flood risk. If so, additional inquiries should be initiated.

Just had an offer accepted on a new build apartment in Stockwood. 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Stockwood

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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am a sole trader hoping to lease a unit on the high street. Can you recommend lawyers offering no-move-no costs for non-domestic conveyancing in Stockwood for under 1500k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Stockwood, including the disposal and acquisition of businesses as well as simply property. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right lawyer. As for the charges this will depend on the structure and heads of terms of the deal. Let us have your contact information or telephone so as to enable us to supply you with comprehensive commercial conveyancing quote.