Please explain the implications if my solicitor is expelled from the Kent Reliance Solicitor panel ahead of completing my conveyancing in England Springs?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Should our solicitor be asking questions regarding flooding as part of the conveyancing in England Springs.

Flooding is a growing risk for lawyers dealing with homes in England Springs. Some people will buy a house in England Springs, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in England Springs. The standard property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to find out if the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer could bring a legal claim for losses stemming from an inaccurate reply. A buyer’s solicitors may also order an enviro search. This will indicate if there is any known flood risk. If so, more detailed inquiries should be made.

I am buying my first flat in England Springs benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about the side-deal as it would adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My cousin has recommend that I appoint his lawyers for conveyancing in England Springs. Do I take his advice?

Much as we are happy to recommend a England Springs conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to have guidance from friends or relatives who have experience in using the conveyancer that you are considering.

Completion is due on the sale of our £150,000 garden flat in England Springs next week. The landlords agents has quoted £420 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in England Springs?

England Springs conveyancing on leasehold maisonettes normally requires the buyer’s lawyer sending enquiries for the landlord to answer. Although the landlord is not legally bound to answer these enquiries the majority will be willing to do so. They are entitled to charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some cases it exceeds £800. The administration charge required by the landlord must be accompanied by a synopsis of entitlements and obligations in relation to administration fees, otherwise the charge is technically not due. Reality however dictates that you have no option but to pay whatever is requested of you should you wish to complete the sale of your home.

England Springs Leasehold Conveyancing - Examples of Queries before buying

Its a good idea to discover as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters such as the upkeep of the common parts. Enquire of other tenants whether they are happy with their service. Finally, be sure you discover the dates that the service charges are due to the appropriate party and precisely how they are spending that money. How much is the ground rent and service charge? This question is important as a) areas may result in problems in the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to know about it