We are purchasing a flat in Bulkington. I might seem paranoid but how we can trust a lawyer? On completion day we will need to put money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Are all Bulkington Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?

Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

I am expecting a AIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Bulkington solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Bulkington solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

Should our solicitor be raising questions about flooding as part of the conveyancing in Bulkington.

Flooding is a growing risk for solicitors specialising in conveyancing in Bulkington. There are those who purchase a house in Bulkington, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Bulkington. The conventional set of property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the seller, then a buyer may commence a claim for damages as a result of such an misleading reply. The purchaser’s lawyers may also conduct an environmental search. This should higlight if there is any known flood risk. If so, additional inquiries should be initiated.

Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Bulkington I like with amenity areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Bulkington for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

I have been pointed in your direction by a number of estate agents in Bulkington to choose a solicitor using your seach tool. Is there a financial upside for Estate Agents to market your lawyers rather than a competitor’s?

We refuse to make any commission for directing people in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I need to find a conveyancing solicitor for freehold conveyancing in Bulkington. I've discover a web site which looks to be the perfect offering If it is possible to get all this stuff done via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?