I am nearing exchange of contracts for my apartment in Huntingdon and the estate agent has just e-mailed to say that the buyers are swapping property lawyer. I am told that this is due to the fact that the bank will only engage with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Huntingdon ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lenders blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that 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 unlikely to have any sway in the decision.

I require conveyancing for an apartment in a relatively new development (five years built) in Huntingdon. 95% of the appartments have already been sold. Is it really necessary to order neighbourhood searches for my conveyancing in Huntingdon?

Conveyancing Searches are a critical link in the Huntingdon conveyancing process. There are hundreds search providers delivering Huntingdon conveyancing searches, as well direct from the local authority. These are known collectively as personal search organisation and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their data from the local authority.

Will my conveyancer be raising enquiries regarding flooding as part of the conveyancing in Huntingdon.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Huntingdon. There are those who buy a house in Huntingdon, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, however there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Huntingdon. The standard completed inquiry forms supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to find out whether the premises has historically flooded. If flooding has previously occurred which is not revealed by the owner, then a purchaser could bring a legal claim for losses stemming from an misleading reply. The purchaser’s conveyancers may also carry out an enviro report. This will indicate whether there is any known flood risk. If so, further investigations should be carried out.

Due to the advice of my in-laws I had a survey completed on a house in Huntingdon in advance of retaining lawyers. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies tend not issue a mortgage on such a property.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Huntingdon. Conveyancing may be slightly more expensive based on your lender's requirements.

I am hoping to exchange soon on a leasehold property in Huntingdon. Conveyancing solicitors have said that they are sending me a report next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in Huntingdon should include some of the following:

Do you need to have carpet in the flat or are you allowed wood flooring? Advice concerning the obligations in the lease to pay service charges - in relation to the building, and the wider rights a leaseholder has You should be told what is to be regarded as a Nuisance as far as the lease is concerned Are pets allowed in the flat? The total extent of the demise. This could be the apartment itself but may incorporate a loft or basement if appropriate.

Huntingdon Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

How much is the service charge and ground rent on the flat? It would be prudent to discover as much as possible concerning the company managing the block 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 both financially and when it comes to day to day issues like the tidiness of the common parts. You should not be shy to ask prospective neighbours if they are happy with them. In conclusion, be sure you discover the dates that the maintenance fees are due to the managing agents and specifically how they are spending that money. Be sure to discover if the the lease contains any unreasonable restrictions in the lease. For example it is reasonably common in Huntingdon leases that pets are not permitted in in a block in Huntingdon. If you love the apartmentin Huntingdon yet your dog can’t move with you then you will be faced hard decision.