My partner and I are acquiring a brand new flat in Clarborough and my lawyer is advising me that she has to the mortgage company to disclose incentives from the developer. I am nearing the developer’s deadline to exchange contracts and I have no desire to delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property 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.

Are the Clarborough conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?

Clarborough conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.

I am helping my step-mother sell her flat in Clarborough. Does the solicitor commission the energy assessment or it is for me to coordinate?

After the abolition of Home Packs, EPC’s was maintained a compulsory component of moving house. An EPC should be commissioned prior to the property being advertised. This is not a task that solicitors ordinarily organise. Where you are instructing a Clarborough conveyancing practitioner they may be willing to arrange energy performance certificates given their contacts with long established local accredited person

How can we tell if a Clarborough conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Clarborough getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your conveyancing.

Completion of my remortgage has taken place for my property in Clarborough. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Should our conveyancer be raising questions about flooding as part of the conveyancing in Clarborough.

The risk of flooding is if increasing concern for lawyers dealing with homes in Clarborough. Some people will purchase a property in Clarborough, 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 get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out 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 various checks that may be carried out by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Clarborough. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine if the property has historically flooded. If the residence has been flooded in past and is not disclosed by the owner, then a purchaser may issue a legal claim for losses stemming from an misleading answer. A buyer’s lawyers will also carry out an environmental search. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be initiated.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Clarborough is the location of the property. Can you offer any assistance?

Flying freeholds in Clarborough are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Clarborough you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clarborough 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.