How do I search for the right solicitor who will supply a quality service for our conveyancing in Thorpe St Andrew?

Option 1 is to ask your friends and family whom they would instruct.

Second, look on the web for conveyancing in Thorpe St Andrew. Call a couple or more firms from the list and ask them to forward you their conveyancing costs illustrations and discuss your needs with the solicitor who will handle your conveyancing ahead ofmaking your decision.

Option 3 is to use this site to assist you in finding the right solicitors taking into account your own factors including the type of property,deadlines, complexity and who your intended lender is. Resist the temptation to opt for £99 conveyancing in Thorpe St Andrew

A relative pointed out to me me that in buying a property in Thorpe St Andrew there may be various restrictions preventing external alterations to the property. Is this right?

There are a number of properties in Thorpe St Andrew which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Thorpe St Andrew should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I happen to be the single recipient of my late father’s estate and I have everything in my name now, including the house in Thorpe St Andrew. The Thorpe St Andrew property was put into my name in March. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in March. Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many lenders would take a pragmatic view as this requirement is principally there to pick up on the purchase and immediately sell or the flipping of property.

We were going to get a OIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Thorpe St Andrew solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Thorpe St Andrew solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

Should my solicitor be raising enquiries concerning flooding during the conveyancing in Thorpe St Andrew.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Thorpe St Andrew. There are those who purchase a house in Thorpe St Andrew, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or by their solicitors which will give them a better understanding of the risks in Thorpe St Andrew. The standard property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to find out if the premises has ever been flooded. If the residence has been flooded in past and is not notified by the seller, then a buyer may bring a legal claim for losses stemming from an inaccurate reply. A buyer’s conveyancers should also commission an environmental report. This should reveal whether there is any known flood risk. If so, further investigations should be made.

I have todaydiscovered that Stirling Law have closed. They carried out my conveyancing in Thorpe St Andrew for a purchase of a leasehold flat 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?

The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Thorpe St Andrew conveyancing specialists.

I'm purchasing my first flat in Thorpe St Andrew with a loan from Birmingham Midshires. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my solicitor about this side-deal as it could impact my mortgage with Birmingham Midshires. Do I keep my lawyer in the dark?.

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.