I am acquiring property in Brunswick Park. My Conveyancer is not on the bank solicitor panel. Am I still permitted to use my Brunswick Park conveyancing solicitor notwithstanding that they are not on the lender approved list?

One will need to appoint a conveyancer to complete the formalities if you need a mortgage to purchase your property. They will carry out all the essential legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is in order. You can appoint a Brunswick Park conveyancing practitioner of your choosing. Nevertheless, where the conveyancing practitioner appointed is not on the lender solicitor panel supplemental costs will be levied as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so where your solicitor has not in the past sought membership they should take the opportunity to apply.

What is the difference between a licensed conveyancer and conveyancing solicitor in Brunswick Park

There are many registered licenced Conveyancers in Brunswick Park and Solicitor partnerships in Brunswick Park to choose from We would stress that both are regulated professionals specialising in the legal work in transferring property. Both can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We expect to receive a AIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Brunswick Park solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Brunswick Park solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Brunswick Park solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should my lawyer be asking questions about flooding during the conveyancing in Brunswick Park.

Flooding is a growing risk for solicitors conducting conveyancing in Brunswick Park. Plenty of people will acquire a property in Brunswick Park, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property 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 buyer.

Solicitors are not best placed to offer advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Brunswick Park. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to discover if the property has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a buyer may issue a compensation claim stemming from an misleading answer. The purchaser’s conveyancers should also commission an enviro report. This will indicate whether there is any known flood risk. If so, additional inquiries should be initiated.

I am buying a new build house in Brunswick Park benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not inform my lawyer about this side-deal as it would affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Brunswick Park is where the house is located. What do you suggest?

Flying freeholds in Brunswick Park are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brunswick Park you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brunswick Park may ascertain 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 property.