I have just been advised by my mortgage broker that my Aston solicitor is not on the bank Conveyancing panel. What can I do to be sure if this is correct?

The first thing you need to do is to call your Aston lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a Aston conveyancing firm that is on the approved list of lawyers for your mortgage company.

I am buying a semi-detached house in Aston. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Aston you will have to appoint a solicitor on your lender'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 Aston.

Will my solicitor be making enquiries about flooding during the conveyancing in Aston.

The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Aston. There are those who acquire a property in Aston, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous checks that can be undertaken by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Aston. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer may bring a legal claim for losses as a result of such an incorrect response. A buyer’s solicitors will also order an enviro search. This will indicate whether there is any known flood risk. If so, further investigations will need to be conducted.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Aston is where the house is located. What do you suggest?

Flying freeholds in Aston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Aston you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Aston may decide 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.

How can the Landlord & Tenant Act 1954 affect my business premises in Aston and how can your lawyers assist?

The particular law that you refer to affords protection to commercial tenants, giving them the right to apply to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Aston