Having been referred to your site we were going to go ahead with a conveyancing solicitor in Anlaby recommended by you but have come across some other fee calculations via the web look cheaper – how come?

There are hundreds of conveyancers offering theoretically looks to be very low prices. We suggest that you think twice about how important this transaction is to you that you are willing to take 'cheap' risks with regard to the standard of the legal work. Some embed additional charges deep into the terms of business. The conveyancers that we put forward for conveyancing in Anlaby neverbehave this way.

Will my solicitor be raising enquiries regarding flooding as part of the conveyancing in Anlaby.

Flooding is a growing risk for conveyancers dealing with homes in Anlaby. There are those who buy a house in Anlaby, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their conveyancers which should give them a better understanding of the risks in Anlaby. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to find out whether the property has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer may bring a claim for damages as a result of such an incorrect response. A buyer’s conveyancers should also order an enviro report. This should reveal whether there is any known flood risk. If so, more detailed investigations will need to be made.

I am purchasing a new build house in Anlaby with a mortgage from Alliance & Leicester . The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not reveal to my conveyancer about the side-deal as it will put at risk my loan with the lender. 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.

My company is planning to take over a lease of an office on the high street. Can you recommend lawyers offering fixed fees for non-domestic conveyancing in Anlaby for less than £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Anlaby, including the sale and purchase of businesses as well as simply premises. 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 firm. As for the fees these will vary based on the structure and nuances of the proposed transaction. Let us have your details or phone so as to enable us to furnish you with comprehensive commercial conveyancing quote.

We are in the midst of selling our flat in Anlaby. Conveyancing lawyers are doing their job but we have been asked to pay a fortune from the landlord. So far we have paid £275 for a leasehold management information and then another £134.40 for responses to questions raised by the buyers conveyancer.

Neither you or your property lawyer will have any say over the extent of the fee for this information however the typical fee for the information for Anlaby leasehold property is £395. For Anlaby conveyancing transactions it is customary for the owner to cover the charges. The freeholder or their agents are not duty bound to address such questions although many will agree to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no legislation that mandates set charges for administrative tasks. Neither is there any legal time limit by which they are duty bound to provide answers.