My fiance and I are acquiring a flat in Ripley. My property lawyer is not listed on the bank approved panel. Is it possible for me to retain my Ripley conveyancing solicitor notwithstanding that they are excluded from the lender panel?

You have a number of alternatives available to you here

• Proceed with your preferred Ripley lawyer but your bank will undoubtedly instruct a lawyer on their approved list. The net result is additional charges together with likely frustration.
• Get a new lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
• Appeal to your conveyancing practitioner to attempt to join the mortgage company panel

Our Ripley solicitor has identified a discrepancy between the surveyor’s assumptions in the home valuation survey and what is revealed within the legal papers for the property. My solicitor has advised that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?

Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Will my conveyancer be raising questions concerning flooding as part of the conveyancing in Ripley.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Ripley. There are those who buy a property in Ripley, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or by their lawyers which can figure out the risks in Ripley. The standard completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to discover whether the premises has suffered from flooding. In the event that the premises has been flooded in past which is not revealed by the seller, then a buyer may commence a compensation claim resulting from an inaccurate response. A buyer’s solicitors should also carry out an environmental report. This will reveal whether there is a recorded flood risk. If so, further investigations should be made.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Ripley is where the house is located. Can you offer any advice?

Flying freeholds in Ripley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ripley you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ripley may determine 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 residence.

In searching the internet for the term conveyancing in Ripley it shows results of many solicitorsin the area. With so much choice what is the best way to find the right property lawyer for my move?

The best way of seeking the right conveyancer is through a personal testimonial, so enquire of friends and those you trust who have bought a property in Ripley or the reputable estate agent or financial adviser. Fees for conveyancing in Ripley differ, so it's sensible to request at least three quotes from different law firms. Be sure to seek confirmation that the fees are fixed.