We are purchasing a newly constructed flat in Norton and my conveyancer is telling me that she is duty bound to the lender to disclose incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I have no desire to delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather use a high street conveyancing solicitor in Norton?

Do check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" deal. Contact the mortgage company to ask if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Norton.

Should our solicitor be making enquiries regarding flooding as part of the conveyancing in Norton.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Norton. There are those who purchase a property in Norton, completely expectant that at some time, it may be flooded. However, leaving to one side 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 property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or by their conveyancers which can figure out the risks in Norton. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to discover whether the premises has suffered from flooding. If the residence has been flooded in past and is not notified by the owner, then a buyer could bring a legal claim for losses as a result of such an incorrect reply. The purchaser’s conveyancers may also commission an enviro report. This should reveal if there is a recorded flood risk. If so, additional investigations will need to be carried out.

I am looking for a ground for flat up to £305k and identified one close by in Norton I like with amenity areas and station nearby, however it's only got 52 years unexpired on the lease. There is not much else in Norton suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a home loan that many years will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

My partner has recommend that I use his lawyers for conveyancing in Norton. Should I use them?

Much as we are happy to recommend a Norton conveyancing lawyer the ideal way to choose a conveyancing lawyer is to seek referrals from friends or family who have experience in using the solicitor you're are thinking of instructing.