My wife and I are intending to purchase a 1 bedroom flat in Ketton with a mortgage. We would like to retain our Ketton conveyancer, however the bank says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Ketton lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Ketton conveyancing solicitor to apply to be on the conveyancing panel.

Should our conveyancer be asking questions concerning flooding as part of the conveyancing in Ketton.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Ketton. There are those who acquire a property in Ketton, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of searches that can be undertaken by the buyer or by their lawyers which should give them a better understanding of the risks in Ketton. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to discover if the property has historically flooded. In the event that the premises has been flooded in past which is not revealed by the vendor, then a buyer may issue a claim for damages resulting from an incorrect reply. A buyer’s solicitors will also commission an environmental search. This will indicate whether there is a recorded flood risk. If so, additional inquiries should be carried out.

Just had an offer accepted on a new build apartment in Ketton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ketton

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I am looking into buying my first house which is in Ketton and I am already nervous. I couldn't find anything specific about Ketton. Conveyancing will be needed in due course but do you know about the Ketton area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Ketton. In the meantime here are some basic statistics that we found

We are hoping to purchase a repossessed property in Ketton and the mortgagee in possession demand completion within a week. Can a lawyer complete in this timeframe? Am I best advised to select a high street Ketton firm or an online organisation that advertises to offer speedy conveyancing?

Attend your Ketton shopping parade. Pop in to 3 companies and request to talk to a conveyancing solicitor for a quote. Set out your needs and try and obtain a commitment on deadlines. Select the one that seems most efficient. You need to use a conveyancing practitioner on the list of solicitors approved by your lender.