I am not well enough to travel far from Pulborough. Is there a reason why all Pulborough conveyancing practitioners aren't included on all lender panels?

Before the recession most lenders demonstrated an attitude to risk which is different from today. The FSA in 2010 carried out a thematic review into fraud which concluded: know the lawyers on your panel. Consequently, banks have subsequently looked to extract more data from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of firms have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum volume of transactions the mortgage companies required.

Will our conveyancer be asking questions about flooding during the conveyancing in Pulborough.

Flooding is a growing risk for conveyancers dealing with homes in Pulborough. Some people will acquire a property in Pulborough, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, but there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Pulborough. The standard information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to determine if the premises has historically flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could issue a legal claim for losses resulting from an misleading response. A buyer’s conveyancers will also order an environmental search. This will disclose if there is any known flood risk. If so, more detailed inquiries will need to be initiated.

It has been 2 months following my purchase conveyancing in Pulborough concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build apartment in Pulborough. Conveyancing is a frightening process 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 selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pulborough

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

How can the Landlord & Tenant Act 1954 affect my business property in Pulborough and how can your lawyers assist?

The 1954 Act gives a safeguard to business lessees, giving them the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Pulborough