Please could you vouch for a Skipton Building Society sanctioned Edingale conveyancing solicitor finish our house move within less than a month? Would it be better to use a local Edingale firm or a national firm?

We can recommend some very good Edingale conveyancing firms. Another option is to visit the main road in Edingale. Approach a couple of law practices and request to speak with a conveyancing solicitor for a fee estimate. Discuss your deadline together with the reasons and ask for an assurance on your deadline. Appoint the one that appears most efficient.

How can we tell if a Edingale conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in Edingale obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.

I am buying a property in Edingale. A rare aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Co-operative your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook contains minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease does not meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not isolated to Edingale.

After weeks of negotiation I have agreed a price on an apartment in Edingale. My mortgage broker suggested a property lawyer. I paid an advanced payment of £225. Shortly after, the lawyer contacted me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should our solicitor be raising questions about flooding during the conveyancing in Edingale.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Edingale. There are those who purchase a property in Edingale, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Edingale. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the premises has historically flooded. If the residence has been flooded in past and is not revealed by the owner, then a buyer could bring a compensation claim resulting from an inaccurate reply. The purchaser’s solicitors may also commission an environmental search. This will disclose if there is a recorded flood risk. If so, more detailed investigations will need to be made.

The deeds to our property can not be found. The solicitors who dealt with the conveyancing in Edingale 5 years ago have long since closed. What are my options?

As long as you have a registered title the details of your proprietorship will be retained by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, find your property and order current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for a small fee.

I have just started marketing my 2 bed flat in Edingale. Conveyancing solicitors are to be appointed soon, however I have just received a quarterly maintenance charge demand – Do I pay up?

The sensible thing to do is pay the service charge as you normally would as all ground rent and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Edingale Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

Its a good idea to find out as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to every day matters like the upkeep of the communal areas. Don't be afraid to ask prospective neighbours what they think of them. Finally, investigate as to the dates that the maintenance charges are due to the managing agents and specifically what you get for your money. How is the lease structured? Does the lease have onerous restrictions?