This question may be naive but I am wet behind the ears as a first time buyer of a garden flat in Selston. Do I receive the keys to the premises on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Selston?

On the day of completion you will not be required to attend the conveyancers office in Selston. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

Is it the case that all Selston CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?

Some major banks and building societies now use CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

is it true that all Selston solicitor firms on the Principality conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Principality conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do permit licenced conveyancers on their panel in which case such practice would be governed by the CLC.

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

The risk of flooding is if increasing concern for solicitors dealing with homes in Selston. There are those who purchase a property in Selston, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that can be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Selston. The standard property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to determine if the premises has suffered from flooding. If the property has been flooded in past which is not notified by the seller, then a purchaser may bring a legal claim for losses as a result of such an misleading answer. A buyer’s lawyers may also order an environmental report. This will disclose whether there is a recorded flood risk. If so, additional inquiries should be initiated.

I am buying my first flat in Selston with a loan from Clydesdale. The builders would not reduce the amount so I negotiated £7000 of extras instead. The estate agent told me not disclose to my lawyer about the deal as it would put at risk my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Selston is the location of the property. Can you shed any light on this issue?

Flying freeholds in Selston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Selston you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Selston 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 property.

What is different about your site and alternative web based conveyancing brokers for conveyancing in Selston?

At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Selston. As opposed to estate agents and brokerage sites we are not in the business of charging firms a fee if you instruct them for your property ownership legalities in Selston