My fiance and I are hoping to acquire a house in Clarborough and are in fact using a Clarborough conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Nationwide Building Society have this evening contacted us to advise us that there is now an issue as our Clarborough conveyancer is not on their conveyancing panel. Please explain?

If you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Clarborough lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

Will our solicitor be making enquiries concerning flooding during the conveyancing in Clarborough.

Flooding is a growing risk for lawyers specialising in conveyancing in Clarborough. There are those who acquire a property in Clarborough, completely aware 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 get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, but there are a various checks that may be initiated by the purchaser or by their solicitors which should figure out the risks in Clarborough. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to determine if the property has historically flooded. In the event that the property has been flooded in past which is not revealed by the owner, then a purchaser may issue a compensation claim as a result of such an inaccurate reply. A purchaser’s solicitors will also conduct an enviro report. This should disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.

I have justfound out that Wolstenholmes have closed. They carried out my conveyancing in Clarborough for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clarborough conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Clarborough is the location of the property. Can you shed any light on this issue?

Flying freeholds in Clarborough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clarborough you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clarborough 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 property.

I am using a search engine for the phrase on line conveyancing in Clarborough it shows results of many solicitorsin the area. How do I determine which is the right property lawyer for purchase transaction?

The best way of choosing the right conveyancer is via trusted referral, so enquire of colleagues and relatives who have acquired a property in Clarborough or the reputable estate agent or mortgage broker. Fees for conveyancing in Clarborough vary, so it's sensible to obtain a minimum of four quotes from different law firms. Be sure to obtain confirmation that the costs are guaranteed not to escalate.