Do the Building Society Association intend to launch a online directory to list law firms on the conveyancing panel for instance in Bourne?

LenderPanel has not been advised of any plans on the part of the BSA to promote such a register.

We had selected solicitors locally in Bourne on the solicitor panel. They have just invoiced me a separate fee for the legal aspects of the mortgage. Is this an additional conveyancing fee set by ?

Provided it is contained in their Terms and Conditions or Quote then yes your is entitled to levy a fee for this. The charge is not dictated by but by your Bourne . Numerous firms on the panel will charge an ‘acting for lender’ fee and others do not.

I currently have a mortgage with for my property in Bourne. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval before renting your property as this is likely to be a breach of ’s mortgage conditions. It may be that will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. It should not be necessary to do this via a conveyancing panel firm.

After shopping around on the internet I have found a Bourne having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bourne postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Bourne.

My partner and I are downsizing from our property in Bourne and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the purchasers are using a nationwide conveyancing practice as opposed to a conveyancing solicitor in Bourne. Having lived in Bourne for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

Just had an offer accepted on a new build apartment in Bourne. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bourne

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Bourne is where the house is located. Can you offer any guidance?

Flying freeholds in Bourne are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bourne you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bourne may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.