I am refinancing my home in Cookham, does my lawyer need to be on the Nottingham Solicitor panel?

In theory, you could use a solicitor that is not on the Nottingham conveyancing panel, but Nottingham 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 conveyancing matter.

Should our lawyer be raising enquiries regarding flooding as part of the conveyancing in Cookham.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Cookham. There are those who buy a property in Cookham, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if 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 house purchase to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Cookham. The standard property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to find out if the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser may commence a legal claim for losses as a result of such an incorrect reply. The purchaser’s lawyers may also conduct an environmental report. This should disclose if there is a recorded flood risk. If so, additional inquiries should be carried out.

I am a couple of weeks into a freehold purchase having been recommend to conveyancers by the high street agent to handle our conveyancing in Cookham. I am am very disappointed with the quality of service. Can you help me find new conveyancers?

A conveyancer would have to be really poor to suggest diss instructing them. Has your loan offer been issued? If so you must make them aware of the new lawyer and ensure the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the banks approved list to avoid added charges and frustration. That should be your starting point. The find a solicitor tool can help you find a bank approved conveyancer for your conveyancing in Cookham

I am in need of some leasehold conveyancing in Cookham. Before I get started I require certainty as to the remaining lease term.

If the lease is registered - and most are in Cookham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Cookham Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

Be sure to enquire if the the lease includes any unreasonable restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Cookham. If you love the flatin Cookham but your dog is not allowed to make the move with you then you will be faced difficult choice. How is the lease structured? In the main the outlay for major works tend not to be included within maintenance charges, although there some managing agents in Cookham obliged leaseholders to contribute towards a reserve fund and this is used to offset against major repairs or maintenance.

22 days into a sale of a flat in Cookham. Conveyancing lawyers are doing their job but we are being charged an extortionate amount from the landlord. So far we have forked out £275 for a leasehold management information and then a further £117.20 for responses to questions supplied by the buyers lawyer.

Neither you or your conveyancer will have any say over the extent of the bill for this information however the average costs for the information for Cookham leasehold premises is £360. When it comes to Cookham conveyancing sales it is standard for the seller to pay for these charges. The freeholder or their agents are not duty bound to answer these questions most will be willing to do so - albeit often at exorbitant prices disproportionate to the work involved. Regretfully there is no legislation that requires capped fees for administrative tasks. There is no legal time frame by which they are duty bound to supply the information.