We note that you have a post code search directory identifying solicitors on the Nottingham conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Bowes Park?

We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bowes Park.

Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Bowes Park. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Bowes Park?

On the day of completion you will not be required to attend the conveyancers office in Bowes Park. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and once they have received this, you should be able to collect the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

Intending to buy a maisonette in Bowes Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Bowes Park lawyer is on the Bank of Ireland conveyancing panel.

I have instructed a Bowes Park lawyer having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 conveyancer 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 Bowes Park postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Bowes Park.

Should our lawyer be raising questions concerning flooding as part of the conveyancing in Bowes Park.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Bowes Park. Some people will purchase a house in Bowes Park, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a various searches that can be undertaken by the purchaser or by their solicitors which should figure out the risks in Bowes Park. The standard property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a purchaser could bring a claim for damages as a result of such an incorrect response. The purchaser’s conveyancers should also conduct an environmental report. This will disclose if there is any known flood risk. If so, additional investigations will need to be conducted.

I am looking at a two flats in Bowes Park which have about fifty years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold flat in Bowes Park is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it reduces the value of the property. The majority of purchasers and lenders, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Bowes Park conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Bowes Park conveyancing firm to act on my behalf?

You certainly can. We are happy to put you in touch with a Bowes Park conveyancing firm who can help.

An example of a Lease Extension decision for a Bowes Park flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired term was 81.79 years.

Our mortgage broker has recommended their conveyancer for my conveyancing in Bowes Park - Surely it’s better to just use them?

You need to establish if the selling agent is recommending a conveyancer or introducing to a property lawyer. There are plenty of Bowes Park estate agents who recommend two or three Bowes Park conveyancing firms and get nothing from it.