We see that you have a search directory listing law firms on the Barclays conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Shipston on Stour?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shipston on Stour.

Please help - my lawyer advises that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Shipston on Stour?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Leeds Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

Two weeks ago we had a mortgage agreed in principle with Skipton. Shipston on Stour conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from Skipton?

Some lenders take longer than others. Have Skipton done the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being problematic. The Shipston on Stour solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will our solicitor be asking questions about flooding as part of the conveyancing in Shipston on Stour.

Flooding is a growing risk for solicitors specialising in conveyancing in Shipston on Stour. Some people will acquire a house in Shipston on Stour, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or by their solicitors which can figure out the risks in Shipston on Stour. The standard information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to determine whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a purchaser may issue a claim for damages as a result of such an misleading reply. The buyer’s conveyancers should also commission an environmental search. This will reveal whether there is a recorded flood risk. If so, additional investigations should be made.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Shipston on Stour. Conveyancing is necessary evil 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.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Shipston on Stour

Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I am looking for a ground for flat up to £195,000 and found one round the corner in Shipston on Stour I like with a park and railway links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Shipston on Stour in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.