Am I correct in assuming that the fact that my conveyancer in Bude is not identified on my lender's solicitor panel that there is a problem with the quality of his work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Bude conveyancing firm and ask them why they are no longer on the approved list for your bank.

Will my solicitor be raising enquiries about flooding during the conveyancing in Bude.

Flooding is a growing risk for solicitors dealing with homes in Bude. There are those who buy a house in Bude, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or by their solicitors which should give them a better appreciation of the risks in Bude. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to determine whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not revealed by the owner, then a purchaser could commence a claim for damages as a result of such an inaccurate response. The buyer’s conveyancers should also order an environmental search. This will reveal if there is any known flood risk. If so, additional investigations should be carried out.

I am purchasing a new build house in Bude with the aid of help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The sale representative suggested that I not inform my conveyancer about the side-deal as it may impact 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 am thinking of appointing a conveyancing practitioner in Bude for my home move. Is there any facility to check a firm’s record with the profession’s regulator?

Anyone may see published Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.

My partner and I may need to rent out our Bude basement flat for a while due to taking a sabbatical. We instructed a Bude conveyancing firm in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

The lease dictates the relationship between the landlord and you the flat owner; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Bude do not prevent subletting altogether – such a provision would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

Leasehold Conveyancing in Bude - Sample of Questions you should ask before buying

Be sure to investigate if there are any onerous prohibitions in the lease. For example it is fairly common in Bude leases that pets are not allowed in certain buildings in Bude. If you like the propertyin Bude however your cat is not allowed to move with you then you will be faced difficult choice. How many of the leaseholders are in arrears for their service charge payments? It is important to be aware if window replacement or some other significant cost is due shortly that will be shared by the leasehold owners and will materially increase the the maintenance fees or result in a one off payment.