I am buying a property for cash in Bowthorpe. I have lived for the last dozen years in Bowthorpe. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately must I have all the conveyancing searches?

In the absence of a mortgage, then almost all of the Bowthorpe conveyancing searches are at your discretion. Your solicitor will ’encourage you, perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of advice. Do bear in mind; if you are going to dispose of the house one day, it could be of importance to your future buyer what the searches disclose. There are plenty of instances where houses with functional issues can still reveal adverse search results. A competent conveyancing solicitor in Bowthorpe will be able to give you some sensible advice in this regard.

What happens if my solicitor is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Bowthorpe?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My solicitor has informed me that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Bowthorpe?

The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Barclays and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such insurances.

I am due to exchange contracts on my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Bowthorpe solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Bowthorpe is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

My friend suggested that where I am buying in Bowthorpe I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes quoted for as part of the standard Bowthorpe conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Bowthorpe around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bowthorpe Education with maps and statistics, Local Amenities and other useful data concerning Bowthorpe.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great figure which is making it more attractive. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Bowthorpe. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Bowthorpe ?

Most houses in Bowthorpe are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Bowthorpe so you should seriously consider shopping around for a Bowthorpe conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer will advise you fully on all the issues.

Leasehold Conveyancing in Bowthorpe - Examples of Queries Prior to buying

Is the freehold owned jointly by the leaseholders? How much is the maintenance charge and ground rent on the apartment? Its a good idea to find out as much as possible concerning the managing agents as they will either make your life much easier or problematic. As the owner of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to daily issues like the tidiness of the communal areas. Enquire of other people what they think of them. Finally, find out the dates that you are obliged pay the maintenance charge to the relevant party and precisely what it includes.