I am not well enough to travel far from Lower Sunbury. I would like to know the understand why all Lower Sunbury aren't included on all mortgage company panels?

Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This led to banks and building societies culling less reputable firms from their panel of approved .

Should my conveyancer be asking questions about flooding during the conveyancing in Lower Sunbury.

Flooding is a growing risk for conveyancers dealing with homes in Lower Sunbury. There are those who buy a house in Lower Sunbury, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, but there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Lower Sunbury. The conventional set of property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a purchaser may bring a legal claim for losses stemming from an inaccurate answer. The purchaser’s lawyers will also order an enviro report. This should indicate whether there is a recorded flood risk. If so, more detailed investigations should be conducted.

My wife and I purchased a semi-detached Victorian house in Lower Sunbury. Conveyancing lawyer acted for me and . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. Is it worth asking to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lower Sunbury and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who conducted the work.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Lower Sunbury is the location of the property. Can you offer any guidance?

Flying freeholds in Lower Sunbury are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lower Sunbury you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lower Sunbury may decide 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.

As co-executor for the estate of my father I am selling a residence in Newport but I am based in Lower Sunbury. My conveyancer (who is 260 miles from merequires that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Lower Sunbury who can attest and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are located in Lower Sunbury