We are buying a flat and require a conveyancing solicitor in Castelnau who is on the TSB conveyancing panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Castelnau.

Will my solicitor be raising questions regarding flooding during the conveyancing in Castelnau.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Castelnau. There are those who buy a property in Castelnau, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house 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 property purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Castelnau. The conventional set of information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to determine whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the seller, then a purchaser may commence a legal claim for losses stemming from an incorrect answer. A purchaser’s conveyancers should also order an enviro search. This should higlight if there is a recorded flood risk. If so, further investigations should be made.

I am purchasing a new build house in Castelnau with a loan from Skipton Building Society. The sellers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about this deal as it could put at risk my loan with the bank. Is this normal?.

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 using a search engine for the words on line conveyancing in Castelnau it reveals numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancer for purchase transaction?

The preferential method of choosing a suitable conveyancer is via personal referral, so enquire of colleagues and relatives who have acquired a property in Castelnau or the reputable estate agent or financial adviser. Costs for conveyancing in Castelnau vary, so it's advisable to request at least four fee estimates from different solicitors. Make sure that you know that the fees are fixed.

Partway through the sale of a leasehold flat in Castelnau. Conveyancing is fine but we have been asked to pay a fortune by the landlord. To date we have paid £295.50 for a leasehold management pack and then a further £134.40 for additional queries raised by the purchaser's solicitor.

You will not have control over the level of the charges for this information however the average fee for the information for Castelnau leasehold premises is £355. When it comes to Castelnau conveyancing sales it is usual for the seller to cover the costs. The landlord or their agents are under no legal obligation to answer such questions although many will be willing to do so - albeit often at exorbitant prices out of proportion to the work involved. Unfortunately there is no statute that requires capped charges for administrative tasks. Neither is there any statutory time limit by which they are duty bound to supply answers.