Is the fact that my conveyancer in Broughton Astley is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Broughton Astley conveyancing practice and enquire why they are no longer on the approved list for your lender.

We are purchasing a newly constructed duplex in Broughton Astley and my conveyancer is informing me that she has to the mortgage company to reveal incentives from the builder. The Estate Agents are hassling me to exchange contracts and my preference is not to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I purchased a freehold house in Broughton Astley but nevertheless invoiced for rent, why is this and what is this?

It’s unusual for properties in Broughton Astley and has limited impact for conveyancing in Broughton Astley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

Should my solicitor be asking questions about flooding as part of the conveyancing in Broughton Astley.

Flooding is a growing risk for lawyers carrying out conveyancing in Broughton Astley. Some people will buy a property in Broughton Astley, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that may be carried out by the purchaser or by their solicitors which will figure out the risks in Broughton Astley. The standard information sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to discover if the property has ever been flooded. If the residence has been flooded in past which is not notified by the seller, then a buyer may issue a compensation claim resulting from an inaccurate reply. The purchaser’s lawyers may also conduct an environmental search. This will reveal whether there is a recorded flood risk. If so, further investigations should be made.

I am a sole trader looking to lease a unit on the high street. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Broughton Astley for less than £1,200?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Broughton Astley, including the disposal and purchase of businesses as well as simply property. Whether you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. As for the fees these will vary based on the structure and nuances of the proposed transaction. Please provide us with your details or telephone so as to enable us to supply you with a fixed commercial conveyancing quote.