I am selling my apartment in Grenoside and the estate agent has just text me to warn that the buyers are swapping property lawyer. The excuse is that the lender will only deal with solicitors on their approved list. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Grenoside ?

UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

Will my lawyer be making enquiries about flooding during the conveyancing in Grenoside.

The risk of flooding is if increasing concern for lawyers dealing with homes in Grenoside. Some people will buy a house in Grenoside, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, but there are a various checks that may be initiated by the purchaser or by their lawyers which will figure out the risks in Grenoside. The standard completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out if the property has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could bring a claim for damages as a result of such an misleading reply. The buyer’s solicitors will also carry out an enviro search. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.

About to purchase a new build apartment in Grenoside. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Grenoside

Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I opted to have a survey carried out on a house in Grenoside prior to appointing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders tend not give a loan on such a property.

It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Grenoside. Conveyancing may be slightly more expensive based on your lender's requirements.

I am in need of some leasehold conveyancing in Grenoside. Before diving in I want to be sure as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and most are in Grenoside - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Grenoside Leasehold Conveyancing - A selection of Queries before Purchasing

Be sure to find out if there is anything that is prohibited in the lease. For instance it is reasonably common in Grenoside leases that pets are not permitted in certain buildings in Grenoside. If you like the flatin Grenoside however your dog can’t live with you then you will be presented with a difficult decision. Its a good idea to find out as much as possible about the managing agents as they can either make your life much easier or uncomfortable. 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 daily matters like the tidiness of the communal areas. Don't be afraid to ask other tenants whether they are happy with them. On a final note, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes. Best to be warned whether a new roof is being installed or some other significant cost is anticipated that will be shared between the leaseholders and could well dramatically impact the level of the service costs or result in a one off invoice.