My husband and I are intent on acquiring property in Cippenham. My Conveyancer is not on the mortgage company approved panel. Am I still permitted to retain my Cippenham conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel?

You have a couple of options available to you here

• Proceed with your existing Cippenham property lawyer but your mortgage company will need to use a conveyancing practitioner from their conveyancing panel. The net result is additional cost and probable delay.
• Appoint a new solicitor to act in the purchase, ensuring that they are on the lender conveyancing panel.
• Convince your solicitor to do everything within their powers to get listed on the bank’s panel of solicitors

I am the registered owner of a freehold house in Cippenham but still invoiced for rent, why is this and what is this?

It is rare for properties in Cippenham and has limited impact for conveyancing in Cippenham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

Will our conveyancer be asking questions concerning flooding as part of the conveyancing in Cippenham.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Cippenham. Plenty of people will purchase a house in Cippenham, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a various searches that can be undertaken by the purchaser or by their lawyers which should figure out the risks in Cippenham. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to find out if the property has ever been flooded. If the premises has been flooded in past and is not notified by the seller, then a purchaser could bring a legal claim for losses as a result of such an incorrect answer. A purchaser’s solicitors should also carry out an environmental search. This will disclose whether there is a recorded flood risk. If so, additional investigations should be initiated.

How does conveyancing in Cippenham differ for new build properties?

Most buyers of new build property in Cippenham approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Cippenham typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cippenham or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Cippenham is the location of the property. Is there any guidance you can impart?

Flying freeholds in Cippenham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cippenham you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cippenham may decide 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 residence.