It has come to my attention via my mortgage broker that my Lanchester solicitor is not on the lender Solicitor panel. How can I check?

You need to contact your Lanchester conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they may recommend you to a Lanchester conveyancing practice that is on the approved list of lawyers for your mortgage company.

Should my conveyancer be raising enquiries regarding flooding as part of the conveyancing in Lanchester.

The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Lanchester. Some people will purchase a property in Lanchester, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a number of checks that may be carried out by the buyer or by their lawyers which can give them a better appreciation of the risks in Lanchester. The conventional set of information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the property has suffered from flooding. If the property has been flooded in past and is not disclosed by the vendor, then a buyer may commence a legal claim for losses as a result of such an misleading reply. The buyer’s solicitors may also order an environmental report. This should indicate if there is any known flood risk. If so, additional investigations should be made.

I have recentlybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Lanchester for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lanchester conveyancing specialists.

I am buying my first flat in Lanchester with a mortgage from HSBC Bank. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this side-deal as it could affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I'm remortgaging my primary home to a buy to let mortgage with Birmingham Midshires and intend to use the remaining equity as a deposit on a second property. The location we are interested in is Lanchester. Will your lawyers be able to act for both sets of lenders and tie in the conveyances?

Make use of our search tool on this page to ensure that the conveyancers are on the appropriate lender panels. Assuming that they are your lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and specify your desired outcome and needs.