Can you help? My Repton conveyancer is assuring me that he has toapply for Repton conveyancing searches due to the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Repton conveyancing searches.

Should our conveyancer be asking questions concerning flooding during the conveyancing in Repton.

The risk of flooding is if increasing concern for solicitors dealing with homes in Repton. Plenty of people will acquire a property in Repton, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Repton. The standard completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to determine if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could issue a claim for damages stemming from an incorrect response. A purchaser’s lawyers may also commission an environmental search. This will disclose if there is any known flood risk. If so, additional investigations will need to be made.

How does conveyancing in Repton differ for newly converted properties?

Most buyers of new build premises in Repton contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Repton tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Repton or who has acted in the same development.

Should I use a Repton conveyancing practitioner who is local to the property I am hoping to buy? We have a good friend who can handle the legal work but his firm is located 300miles drive away.

The benefit of a local Repton conveyancing practice is that you can drop in to execute documents, present your identification documents and pester them if necessary. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were impressed that must outweigh using an unknown Repton conveyancing lawyer just because they are round the corner.

Can you offer any advice when it comes to appointing a Repton conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Repton conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Repton conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

What are the costs for lease extension conveyancing? How many lease extensions have they completed in Repton in the last twenty four months?

I inherited a 1 bedroom flat in Repton, conveyancing having been completed January 2009. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Repton with an extended lease are worth £202,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2076

With 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.