I do hope you can help me. My Hampstead solicitor is advising me that he has toconduct Hampstead conveyancing searches asthe firm are on the Lloydsapproved lawyer panel. Do I not have a choice here?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Hampstead conveyancing searches.

I am the registered owner of a freehold premises in Hampstead but still charged rent, why is this and what is this?

It’s unusual for properties in Hampstead and has limited impact for conveyancing in Hampstead but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

Are the BSA intent on creating a search tool with a view to list law firms on the Loughborough BS conveyancing panel for example in Hampstead?

We are not aware of any plans on the part of the BSA to promote such a search facility.

Will our lawyer be raising questions concerning flooding as part of the conveyancing in Hampstead.

Flooding is a growing risk for lawyers dealing with homes in Hampstead. There are those who buy a property in Hampstead, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, 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 give advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Hampstead. The conventional set of information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer may issue a compensation claim as a result of such an misleading reply. The buyer’s conveyancers should also carry out an environmental report. This should higlight if there is a recorded flood risk. If so, further inquiries should be carried out.

In searching the world wide web for the words on line conveyancing in Hampstead it brings up many solicitorsin the area. How do I determine which is the suitable conveyancer for me?

The ideal method of finding the right conveyancer is via trusted testimonial, so seek the counsel of colleagues and family who have bought a property in Hampstead or a respected estate agent or mortgage broker. Costs for conveyancing in Hampstead vary, so it's a good idea to secure a minimum of four fee estimates from different law firms. Dont forget to clarify what costs in the quote includes.