We are planning to purchase with Loughborough BS. I visited a couple of high street companies but am struggling to find a St George conveyancing firm on the Loughborough BS panel. Can you assist?

Please do make the most of the search tool on this site. Please choose the building society and type St George or your preferred area and you will be presented with a number of lawyer offices in St George or nearest you.

Should my lawyer be asking questions about flooding during the conveyancing in St George.

The risk of flooding is if increasing concern for solicitors dealing with homes in St George. Some people will acquire a house in St George, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which can figure out the risks in St George. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a buyer may commence a compensation claim as a result of such an misleading reply. A buyer’s solicitors may also conduct an enviro report. This should indicate whether there is a recorded flood risk. If so, further inquiries should be initiated.

I am looking for a ground for flat up to £305k and found one near me in St George I like with a park and station nearby, however it's only got 52 remaining years left on the lease. There is not much else in St George in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

How straightforward is it to use the search tool to get a fee calculation from a conveyancing lawyer in St George on the approved list for my lender?

1st select a mortgage company such as HSBC Bank, Chelsea Building Society or Godiva Mortgages Ltd then type in your location for instance St George. Conveyancing practices in St George and further afield should be listed.

We're FTB’s - agreed a price, but the property agent advised that the vendor will only move forward if we appoint the agent's preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a family solicitor used to conveyancing in St George

We suspect that the seller is not behind this requirement. Should the vendor want ‘a quick sale', turning down a motivated purchaser is counter productive. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your preferred St George conveyancing solicitors - not the ones that will earn the negotiator at the agency a kickback or meet his conveyancing targets demanded by head office.