Please help. My Alfriston lawyer is informing me me that she is duty bound toapply for Alfriston conveyancing searches resulting from the fact thatthe firm are on the HSBCsolicitor panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Alfriston conveyancing searches.

I am looking to buy a flat and need a conveyancing solicitor in Alfriston who is on the Leeds Building Society conveyancing. Can you recommend a local solicitor?

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

What is the difference between a licensed conveyancer and conveyancing solicitor in Alfriston

There are many recorded licenced Conveyancers in Alfriston and Solicitor practices in Alfriston offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Alfriston lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

Planning on purchasing a house in Alfriston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Alfriston conveyancer is on the UBS conveyancing panel.

Should our solicitor be asking questions about flooding as part of the conveyancing in Alfriston.

Flooding is a growing risk for lawyers dealing with homes in Alfriston. There are those who acquire a property in Alfriston, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a various searches that may be carried out by the purchaser or by their lawyers which will give them a better understanding of the risks in Alfriston. The standard information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover whether the premises has suffered from flooding. In the event that the premises has been flooded in past and is not disclosed by the vendor, then a buyer may issue a legal claim for losses resulting from an incorrect reply. The purchaser’s solicitors will also commission an environmental report. This will disclose whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Alfriston. Conveyancing is a frightening process 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 legal work.

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

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.