My husband and I are buying a leasehold flat in Forestdale. My Solicitor is not on the lender solicitor panel. Can I still appoint my Forestdale conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?

You will need to use a property lawyer to deal with the formalities when you require a loan to buy your property. They will conduct all the essential legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in place. You can appoint a Forestdale lawyer of your choosing. Nevertheless, where the conveyancing practitioner appointed is not a member of the mortgage company conveyancing panel supplemental fees will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so if your solicitor has not in the past sought membership they should take the opportunity to apply.

Forgive me if this question is silly but I am new to the process as FTB of a garden flat in Forestdale. Do I receive the keys to the property on the completion date from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Forestdale?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

I am currently in the process of buying my council flat in Forestdale. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

Completion of my purchase has taken place for my property in Forestdale. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Should my conveyancer be making enquiries about flooding during the conveyancing in Forestdale.

Flooding is a growing risk for conveyancers specialising in conveyancing in Forestdale. There are those who acquire a property in Forestdale, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Forestdale. The standard property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to find out whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the vendor, then a buyer may bring a legal claim for losses as a result of such an incorrect response. The buyer’s conveyancers may also carry out an enviro report. This should indicate if there is a recorded flood risk. If so, further investigations should be made.

I am buying a new build flat in Forestdale. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Forestdale

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.

How does the Landlord & Tenant Act 1954 impact my business premises in Forestdale and how can you help?

The 1954 Act gives a safeguard to commercial tenants, granting the right to apply to court for a renewal lease and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Forestdale