We are planning to purchase with Earl Shilton BS. We have called around locally but cant to find a Bardsley conveyancing firm on the Earl Shilton BS panel. Please you assist?

You should make use of the find a conveyancing panel solicitor tool on this site. Please choose the building society and type Bardsley or your location and you will be presented with numerous solicitors based in Bardsley or near you.

Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in Bardsley.

Flooding is a growing risk for lawyers dealing with homes in Bardsley. Some people will purchase a house in Bardsley, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where 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 during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their lawyers which should figure out the risks in Bardsley. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to determine whether the premises has historically flooded. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser may issue a compensation claim resulting from an misleading response. A purchaser’s solicitors may also conduct an environmental report. This should indicate if there is any known flood risk. If so, further inquiries will need to be carried out.

I am buying my first flat in Bardsley with a loan from Accord Mortgages Ltd. The sellers refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep advised me not to tell my lawyer about the extras as it may adversely affect my mortgage with Accord Mortgages Ltd. 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 issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Bardsley is the location of the property. Can you shed any light on this issue?

Flying freeholds in Bardsley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bardsley you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bardsley 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 premises.

Is there a reason that Bardsley conveyancing fees are higher for leasehold and freehold properties?

Inevitably there is more work required for leasehold conveyancing. Bardsley has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.