Do the Building Society Association intend to launch a searchable register to list law firms on the Melton Mowbray Building Society conveyancing panel for example in Lisson Grove?

Lexsure has not been advised of any plans on the part of the BSA to develop such a register.

My wife and I are purchasing a apartment in Lisson Grove. It might be a silly question but how we can trust a conveyancer? At some point we will need to put funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am the single recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Lisson Grove. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as though I had purchased the house in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some banks would take a pragmatic view as this provision principally exists to pick up on subsales or the quick reselling of property.

Are all Lisson Grove Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved firms?

A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

Should our solicitor be raising enquiries concerning flooding as part of the conveyancing in Lisson Grove.

Flooding is a growing risk for solicitors dealing with homes in Lisson Grove. There are those who purchase a property in Lisson Grove, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get 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 buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a various checks that may be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Lisson Grove. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to determine whether the property has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the seller, then a buyer may bring a compensation claim as a result of such an inaccurate response. A purchaser’s lawyers may also carry out an environmental report. This should reveal if there is a recorded flood risk. If so, additional investigations will need to be initiated.

I decided to have a survey done on a house in Lisson Grove ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders will not issue a loan on such a home.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lisson Grove. Conveyancing may be slightly more expensive based on your lender's requirements.

Do lenders provide you with an approved list of Lisson Grove solicitors? How do you know who is on the bank conveyancing panel?

Lisson Grove firms and firms conducting conveyancing in Lisson Grove themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the mortgage company directly.