The vendors of the property we are hoping to buy hired a conveyancing practitioner in Bulls Cross who has recommended a preliminary agreement with a down payment 6,000. Are such agreements sensible?

Lock out contracts are contracts binding a home owner and prospective acquirer granting the buyer a ‘clear field’ to the sale of the premises for a limited period of time. For all intents and purposes, a lock out is a document specifying that you will receive a contract at a later time which is the main conveyancing contract. It tends to be used for buyer confidence though in many situations, the vendor may enjoy an upside from such agreements as well. There are various positives and negatives to having an agreement but you should to check with your lawyer but beware that it may result in costing you more in conveyancing charges. In light of this these agreements are rare when it comes to conveyancing in Bulls Cross.

We just had an offer accepted to buy with Norwich and Peterborough Building Society. I dropped in a couple of local practices yet cant to find a Bulls Cross conveyancing firm on the Norwich and Peterborough Building Society panel. Could you assist?

You should make the most of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type Bulls Cross or your preferred area and you will discover numerous solicitors based in Bulls Cross or near you.

Should my lawyer be asking questions concerning flooding during the conveyancing in Bulls Cross.

Flooding is a growing risk for conveyancers dealing with homes in Bulls Cross. Plenty of people will buy a house in Bulls Cross, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Bulls Cross. The standard completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to determine whether the premises has suffered from flooding. If the premises has been flooded in past and is not notified by the vendor, then a purchaser may bring a compensation claim resulting from an misleading answer. The buyer’s solicitors will also conduct an enviro search. This will reveal whether there is a recorded flood risk. If so, additional inquiries will need to be initiated.

I decided to have a survey completed on a property in Bulls Cross before instructing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some lenders tend refuse to issue a mortgage on this type of house.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bulls Cross. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bulls Cross to see if the conveyancing costs will increase in light of this.

My brother mentioned that before choosing a conveyancing firm they must be approved by your bank. I am new to the process but I have an offer in principle from Birmingham Midhshires and I already have a bricks and morter conveyancing solicitor in Bulls Cross at the ready. Does Birmingham Midhshires need an approved conveyancer to be selected? If so, where can I find that list so I can pick a conveyancing lawyer in Bulls Cross?

You should instruct a solicitor that is on the Birmingham Midhshires panel. Simply telephone your chosen Bulls Cross conveyancing lawyer and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous choices available to you here:

• Complete the purchase with your chosen Bulls Cross conveyancer but Birmingham Midhshires will no doubt instruct a conveyancing practitioner on their approved panel. This will result in additional cost together with potential interruption.
• Choose a new property lawyer to conduct the conveyancing, ensuring that they are on the Birmingham Midhshires conveyancing panel.
• Convince your lawyer to pull out all the stops to get accepted on the Birmingham Midhshires panel of solicitors.