I am obtaining a mortgage with Lloyds. I intend to retain the legal services of a Licensed Conveyancer in Baguley. Does the Lloyds Solicitor panel include Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We are planning to buy with Loughborough BS. We have called around locally but am unable to find a Baguley conveyancing firm on the Loughborough BS approved list. Could you assist?

Please do take advantage of the find a lender approved solicitor tool on this site. Pick the mortgage company and type Baguley or your location and you will be presented with a number of lawyer located in Baguley or nearest you.

Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Baguley.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Baguley. There are those who purchase a house in Baguley, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house 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 best placed to offer advice on flood risk, however there are a number of searches that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Baguley. The standard property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine whether the property has historically flooded. If the premises has been flooded in past which is not disclosed by the seller, then a buyer could issue a compensation claim as a result of such an inaccurate reply. The purchaser’s solicitors should also commission an enviro search. This will indicate whether there is any known flood risk. If so, more detailed inquiries should be carried out.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Baguley. 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 conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Baguley

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. 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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

My parents are encountering problems in finding their Baguley land registry title on the site. They have a vague recollection 48 years ago when they purchased the property there were complications concerning the post code not being recognised in some systems.

Nearly all properties in Baguley should appear. Have you limited your search with just the postcode. Normally it should disclose all the properties within the postcode. Where registered it will be there with a title number. If they bought 50 years ago it's conceivable it may be unrecorded. The property may still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which may be with your parent’s lender.