My fiance and I are hoping to purchase a property in Raglan and are in fact using a Raglan conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barnsley Building Society have this morning contacted us to advise us that they have now hit a problem as our Raglan solicitor is not on their approved list of lawyers. Please explain?

Where you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Raglan lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

We are purchasing a flat in Raglan. It might be a silly question but how we can trust a solicitor? At some point we have to deposit funds into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We have agreed to purchase a house in Raglan. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with HSBC your lawyer must check the formal requirements contained in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Raglan.

Intending to buy a house in Raglan. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Raglan conveyancer is on the Virgin Money conveyancing panel.

Should my conveyancer be making enquiries concerning flooding during the conveyancing in Raglan.

Flooding is a growing risk for solicitors conducting conveyancing in Raglan. There are those who acquire a house in Raglan, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to offer advice on flood risk, however there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Raglan. The conventional set of property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the vendor to find out if the premises has ever been flooded. If the residence has been flooded in past which is not notified by the owner, then a buyer may commence a legal claim for losses as a result of such an misleading response. A buyer’s conveyancers should also commission an enviro report. This will indicate whether there is any known flood risk. If so, more detailed investigations will need to be carried out.

I am a sole trader hoping to lease a unit on a shopping parade. Can you recommend conveyancers offering no-sale-no costs for non-domestic conveyancing in Raglan for below 1500k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Raglan, including the disposal and purchase of businesses as well as simply premises. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right solicitor. Regarding the charges this will depend on the structure and complexity of the deal. Please provide us with your contact information or phone us so that we may provide you with comprehensive commercial conveyancing quote.

I today plan to offer on a house that appears to be perfect, at a great price which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Raglan. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Raglan ?

Most houses in Raglan are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Raglan so you should seriously consider shopping around for a Raglan conveyancing practitioner and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your solicitor will appraise you on the various issues.

Raglan Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

How is the lease structured? What is the name of the managing agents? How many of the leaseholders are in arrears for their service charge payments?