Some advice if I may. My Dartmouth Park conveyancer is advising me that he is legally obliged toorder Dartmouth Park conveyancing searches asthe firm are on the Nat Westsolicitor panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Dartmouth Park conveyancing searches.

Will our lawyer be asking questions concerning flooding as part of the conveyancing in Dartmouth Park.

The risk of flooding is if increasing concern for solicitors dealing with homes in Dartmouth Park. There are those who purchase a house in Dartmouth Park, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be undertaken by the purchaser or by their solicitors which will figure out the risks in Dartmouth Park. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover whether the property has ever been flooded. If the property has been flooded in past and is not notified by the owner, then a purchaser may issue a legal claim for losses resulting from an inaccurate response. The purchaser’s solicitors will also carry out an enviro search. This will reveal if there is any known flood risk. If so, more detailed investigations should be initiated.

I have been on the look out for a leasehold apartment up to £305k and identified one near me in Dartmouth Park I like with a park and railway links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Dartmouth Park suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

Taking into account that I am about to spend 450k on a garden flat in Dartmouth Park I wish to talk to a conveyancer concerning thetransaction prior to appointing the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be conducting your property ownership legalities in Dartmouth Park.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Dartmouth Park should be the figure that you are charged.

We are thinking of appointing an online solicitor as opposed to a Dartmouth Park conveyancing firm. Am I making a mistake?

There are advantages of being able to visit a local Dartmouth Park conveyancing solicitor such as

• signing papers and and when necessary
• often being able to speak to someone face-to-face can make a significant difference, particularly for more complex transactions
• the ability to raise concerns if matters go pear-shaped

When analysing quotes, look out for hidden extras. The majority decent Dartmouth Park high street solicitors give an all-inclusive price. Many online agents appear to offer discounted prices, but have hidden 'extras' in the in the terms and conditions.