When it comes to mortgage companies such as Leeds Building Society, do Huntingdon property lawyers have to pay a fee to be on the conveyancing panel?

We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Completion of my remortgage has taken place for my property in Huntingdon. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am selling my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being pedantic. The Huntingdon solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Huntingdon.

Flooding is a growing risk for solicitors dealing with homes in Huntingdon. There are those who buy a property in Huntingdon, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that can be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Huntingdon. The conventional set of property information forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to discover if the property has suffered from flooding. If the premises has been flooded in past which is not notified by the owner, then a purchaser could issue a claim for damages as a result of such an misleading reply. The purchaser’s lawyers will also commission an environmental search. This will reveal if there is a recorded flood risk. If so, additional investigations should be conducted.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Huntingdon is where the house is located. Is there any advice you can impart?

Flying freeholds in Huntingdon are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Huntingdon you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Huntingdon 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 premises.

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

The particular law that you refer to affords a safeguard to commercial tenants, granting the dueness to apply to court for a renewal lease and continue in occupation when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Huntingdon

I need to retain a conveyancing solicitor for purchase conveyancing in Huntingdon. I happened to discover a web site which seems to have the ideal solution If it is possible to get all formalities done via web that would be ideal. Do I need to 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?