When it comes to mortgage companies such as RBS, do Cross Hands lawyers have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

We are getting the release of further funds on our mortgage from Kent Reliance as we wish to carry out a loft conversion to our home in Cross Hands. Do we need to select a high street Cross Hands solicitor on the Kent Reliance conveyancing panel to deal with the legals?

Kent Reliance would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.

Aldermore have agreed my mortgage in principle, my bid on a flat in Cross Hands has been agreed to, what are the next steps?

Your property agent will want to know who your solicitors are (ensure that the solicitors are on the lender’s panel). Telephone Aldermore or the broker and complete any outstanding documentation. Aldermore will instruct a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Aldermore will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Cross Hands.

Will my solicitor be asking questions about flooding as part of the conveyancing in Cross Hands.

Flooding is a growing risk for conveyancers dealing with homes in Cross Hands. Some people will purchase a property in Cross Hands, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, but there are a various searches that may be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Cross Hands. The conventional set of information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could commence a compensation claim as a result of such an incorrect response. A purchaser’s conveyancers may also commission an environmental report. This will disclose if there is any known flood risk. If so, additional inquiries will need to be initiated.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Cross Hands is the location of the property. Can you shed any light on this issue?

Flying freeholds in Cross Hands are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cross Hands you would need to get your solicitor to go 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 Cross Hands 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.

In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Cross Hands and how can you help?

The 1954 Act gives a safeguard to commercial lessees, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Cross Hands is one of the numerous areas of the UK in which the firms we work with have offices

I need to appoint a conveyancing solicitor for freehold conveyancing in Cross Hands. I happened to discover a site which looks to be the perfect solution If it is possible to get all the legals completed via web that would be ideal. Should I be wary? What should out be looking out for?

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?