My mortgage broker has requested my Broadclyst law firm’s panel reference for the HSBC conveyancing panel. What is the best way to obtain this. I have called my local Broadclyst office but they have not got back to me yet.

The sensible thing to do is ask for this information from your Broadclyst solicitor . Most Broadclyst conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

I am assisting my aunt sell her property in Broadclyst. Will the conveyancer commission an energy assessment or it is for the seller to see to?

Following the abolition of HIPs, EPC’s remained a required part of selling a house. An energy assessment needs to be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that lawyers normally organise. If you are instructing a Broadclyst conveyancing solicitor they may be willing to arrange EPC’s due to their relationships with reputable local assessors

Is it the case that all Broadclyst CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved firms?

Some major lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I am currently in the process of buying my council flat in Broadclyst. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

My wife and I are downsizing from our house in Broadclyst and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Broadclyst conveyancer would know this is not the case. It does beg the question why the buyers are using a national conveyancing practice rather than a conveyancing solicitor in Broadclyst. We have lived in Broadclyst for six years we know of no issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

How does the Landlord & Tenant Act 1954 affect my business property in Broadclyst and how can your lawyers assist?

The particular law that you refer to gives security of tenure to business leaseholders, granting the right to apply to court for a renewal lease and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Broadclyst

One month into buying a house in Broadclyst. Conveyancing solicitor has called to say the title is "Leasehold". Does this impact the marketability of the property?

Broadclyst conveyancing does not normally involve leasehold houses. The main consideration here is the unexpired lease term and the ground rent. If there are hundred of years years remaining with a nominal rent, it's essentially freehold, so it shouldn't impact the marketability significantly.

On the flip side, if it's, say, 50 years it will have a adverse impact on the value, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease to be supplied to your conveyancer.