We are buying a flat and need a conveyancing solicitor in Brunswick Park who is on the Skipton approved panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Brunswick Park.

I am considering applying for a Skipton mortgage for purchase of a new build (under development) in Brunswick Park with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Skipton ?

In theory, you could use a solicitor that is not on the Skipton conveyancing panel, but Skipton would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

Will our conveyancer be asking questions about flooding as part of the conveyancing in Brunswick Park.

Flooding is a growing risk for conveyancers carrying out conveyancing in Brunswick Park. Some people will buy a house in Brunswick Park, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that may be carried out by the buyer or by their conveyancers which will figure out the risks in Brunswick Park. The standard property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to determine if the property has suffered from flooding. In the event that the property has been flooded in past which is not notified by the seller, then a buyer could issue a compensation claim stemming from an incorrect answer. A purchaser’s conveyancers may also conduct an environmental report. This should indicate if there is any known flood risk. If so, more detailed investigations should be conducted.

2 months have gone by following my purchase conveyancing in Brunswick Park completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Brunswick Park is where the house is located. Can you shed any light on this issue?

Flying freeholds in Brunswick Park 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 Brunswick Park you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brunswick Park 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 residence.