Me and my partner are planning to buy a 2 bedroom apartment in Crowle with a mortgage. We have a Crowle conveyancer, but the bank says she’s not on their "panel". It seems we have no option but to appoint one of the mortgage company panel firms or keep our Crowle lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Crowle conveyancing lawyer to apply to be on the conveyancing panel.

As someone not used to conveyancing in Crowle what is the number one tip you can give me concerning the legal transfer of property in Crowle

Not many law firms shout this from the rooftops but conveyancing in Crowle and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the home moving process. For example, the seller, selling agent and even potentially the lender. Choosing a law firm for your conveyancing in Crowle an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to protect your best interests and to protect you.

There is a definite ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you should always trust your conveyancer ahead of all other players in the home moving process.

We hope to to purchase with Earl Shilton BS. I called into a couple of high street practices yet am unable to find a Crowle conveyancing firm on the Earl Shilton BS panel. Can you help?

Feel free to take advantage of the find a lender approved solicitor tool on this site. Pick the lender and type Crowle or your location and you will discover numerous conveyancers located in Crowle or near you.

Should my lawyer be raising questions concerning flooding as part of the conveyancing in Crowle.

Flooding is a growing risk for lawyers dealing with homes in Crowle. Some people will acquire a house in Crowle, fully expectant that at some time, it may be flooded. However, leaving to one side 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 premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a various checks that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Crowle. The standard information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer could issue a compensation claim resulting from an misleading response. The purchaser’s lawyers will also order an enviro report. This should reveal if there is any known flood risk. If so, additional inquiries will need to be carried out.

I am looking for a ground for flat up to £235,500 and identified one close by in Crowle I like with open areas and station in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Crowle for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan the shortness of the lease will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.