What is the optimum way to find out if the solicitor carrying out my conveyancing in Bracebridge Heath is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Nottingham Building Society thus paying £187.00 plus VAT in supplemental legal bill.

Feel free to make use of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type ‘Bracebridge Heath’ or your preferred area and you will be presented with a number of lawyer located in Bracebridge Heath or near you.

My bid for a property was accepted at auction in Bracebridge Heath. Conveyancing is required. What is next?

Having legally committed yourself to purchase you will need to instruct a conveyancing practitioner quickly as you now have a fast approaching a drop dead date to complete the transaction. Every auction property should have a corresponding legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in place to complete on the date specified in the contract.

We have agreed to purchase a house in Bracebridge Heath. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

Given that you are obtaining a mortgage with TSB your lawyer must comply with the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to TSB where a lease fails to meet these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Bracebridge Heath.

I am selling my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being problematic. The Bracebridge Heath solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

Will my conveyancer be raising enquiries regarding flooding during the conveyancing in Bracebridge Heath.

Flooding is a growing risk for conveyancers dealing with homes in Bracebridge Heath. There are those who buy a property in Bracebridge Heath, fully aware 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 obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a various searches that may be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Bracebridge Heath. The conventional set of property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a legal claim for losses resulting from an incorrect answer. A purchaser’s solicitors may also commission an environmental report. This should indicate whether there is any known flood risk. If so, additional investigations will need to be made.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Bracebridge Heath is the location of the property. Is there any advice you can give?

Flying freeholds in Bracebridge Heath are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bracebridge Heath you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bracebridge Heath may determine 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 property.

Do you have any advice for leasehold conveyancing in Bracebridge Heath with the aim of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Bracebridge Heath can be bypassed if you appoint lawyers as soon as you market your property and ask them to put together the leasehold information needed by the buyers’ conveyancers.
You believe that you know the number of years left on your lease but it would be wise to verify this by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is below 75 years. In the circumstances it is important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than ongoing. The majority of freeholders or Management Companies in Bracebridge Heath levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Bracebridge Heath. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share document. Arranging a re-issued share certificate is often a time consuming formality and frustrates many a Bracebridge Heath home move. Where a new share certificate is required, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity.

Bracebridge Heath Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying

It is important to be aware if fixing the lift or some other major work is due in the foreseeable future to be shared amongst the tenants and may well dramatically increase the the maintenance charges or require a specific invoice. Who manages the block? Does the lease include onerous restrictions?