My IFA says he needs my Harbury lawyer’ panel reference for the Lloyds conveyancing panel. What is the best way to obtain this. I have called my local Harbury office but they have not responded to me.

You are best placed to get this information from your Harbury . Most Harbury law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

Should my lawyer be raising questions concerning flooding as part of the conveyancing in Harbury.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Harbury. Some people will acquire a property in Harbury, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Harbury. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to find out if the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a claim for damages as a result of such an misleading response. A buyer’s conveyancers should also carry out an enviro report. This will indicate whether there is any known flood risk. If so, more detailed investigations should be conducted.

I'm refinancing my current property to a buy to let mortgage with and I will use the rest of the raised equity as a deposit on further house. The neighborhood we are looking at is Harbury. Will your solicitors be able to act for both sets of lenders and link together the conveyances?

Do use our search tool on this site to check that the conveyancers are on the relevant lender panels. Assuming that they are your conveyancer will be able to simultaneously deal with the two deals but you should talk with you lawyer and specify your desired outcome and requirements.

As co-executor for the estate of my father I am selling a property in Neath but reside in Harbury. My lawyer (who is 250 miles from merequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Harbury to attest and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Harbury

Helen (my wife) and I may need to sub-let our Harbury basement flat temporarily due to a career opportunity. We used a Harbury conveyancing firm in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Harbury do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I purchased a split level flat in Harbury, conveyancing was carried out 1995. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Harbury with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 50

You have 50 years unexpired we estimate the premium for your lease extension to be between £36,100 and £41,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.