I am purchasing a new build duplex in Frampton Cotterell and my lawyer is telling me that she is duty bound to the bank to reveal incentives from the developer. I am on a tight deadline to sign contracts and I have no desire to delay the conveyancing. Is my lawyer right?

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

We are aiming to move property in June. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Frampton Cotterell. Conveyancing solicitor was chosen prior to coming across this website.

On the afternoon of completion you will need to collect the keys from the property agent however this can only take place once the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be collected. You should tell the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you choose a conveyancing in Frampton Cotterell or a firm with expertise in conveyancing in Frampton Cotterell.

We had selected conveyancers locally in Frampton Cotterell on the Bank of Ireland solicitor approved list. They have just invoiced me a supplemental sum for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?

Provided it is contained in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This fee is not set by Bank of Ireland but by your Frampton Cotterell lawyer. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.

I am currently in the process of buying my council flat in Frampton Cotterell. I have a mortgage offer with Nationwide. Conveyancing is not something I have any knowledge of. 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

Will my solicitor be raising enquiries regarding flooding during the conveyancing in Frampton Cotterell.

Flooding is a growing risk for conveyancers conducting conveyancing in Frampton Cotterell. Some people will purchase a house in Frampton Cotterell, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Frampton Cotterell. The conventional set of information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to determine if the property has ever been flooded. In the event that the residence has been flooded in past which is not revealed by the seller, then a purchaser could bring a claim for damages stemming from an misleading response. A purchaser’s lawyers will also order an enviro search. This should higlight whether there is a recorded flood risk. If so, further inquiries should be conducted.

Are there restrictive covenants that are commonly identified during conveyancing in Frampton Cotterell?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Frampton Cotterell. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Am I better off to go with a Frampton Cotterell conveyancing lawyer based in the vicinity that I am hoping to buy? An old friend can deal with the conveyancing but her office is 300kilometers away.

The primary upside of using a local Frampton Cotterell conveyancing practice is that you can attend the office to sign documents, deliver your ID and apply pressure on them if necessary. Having local Frampton Cotterell know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were impressed that must surpass using an unknown Frampton Cotterell conveyancing lawyer solely due to them being based in the area.