Do the Building Society Association intend to launch a online directory to list solicitors on the Darlington Building Society conveyancing panel for instance in Woodhouse and Handsworth?

We have not been informed any plans on the part of the BSA to promote such a tool.

We are buying a property in Woodhouse and Handsworth. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to deposit money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

What is the difference between a licensed conveyancer and conveyancing solicitor in Woodhouse and Handsworth

There are two types of lawyers who can conduct conveyancing in Woodhouse and Handsworth namely CLC regulated conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or acquisition of property. They are both obliged to handle Woodhouse and Handsworth conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally administered and that the requirements and steps will be accurately attended to.

I was told four weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Woodhouse and Handsworth is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will our solicitor be making enquiries regarding flooding as part of the conveyancing in Woodhouse and Handsworth.

Flooding is a growing risk for solicitors carrying out conveyancing in Woodhouse and Handsworth. Some people will buy a house in Woodhouse and Handsworth, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their solicitors which can give them a better understanding of the risks in Woodhouse and Handsworth. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out if the premises has suffered from flooding. If the premises has been flooded in past and is not notified by the owner, then a buyer could bring a claim for damages as a result of such an misleading reply. A buyer’s solicitors will also conduct an enviro search. This will reveal whether there is a recorded flood risk. If so, further inquiries will need to be initiated.

Are there restrictive covenants that are commonly identified as part of conveyancing in Woodhouse and Handsworth?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Woodhouse and Handsworth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am looking for a leasehold apartment up to £245,000 and found one round the corner in Woodhouse and Handsworth I like with open areas and transport links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Woodhouse and Handsworth in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the shortness of the lease may be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.