I am selling my flat in Bradwell and the estate agent has just text me to warn that the buyers are switching law firm. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. Why would a leading lender only work with certain law firms rather the firm that they want to appoint to handle their conveyancing in Bradwell ?

UK lenders have always had panels of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

My fiancee and I are purchasing our first house. The conveyancer has messagedto enquire if we want to purchase additional conveyancing searches. We are really unsure what's relevant for conveyancing in Bradwell

The range of Bradwell conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall appetite to risk. What matters is that you properly understand what information the searches could give you. You may then make a decision if you consider that you need that search. Should you be unclear, ask the conveyancer to advise.

We see that you have a post code search directory listing law firms on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Bradwell?

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

Will my solicitor be raising enquiries concerning flooding during the conveyancing in Bradwell.

Flooding is a growing risk for lawyers conducting conveyancing in Bradwell. Some people will acquire a property in Bradwell, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a various checks that may be carried out by the buyer or by their lawyers which will figure out the risks in Bradwell. The conventional set of information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to determine if the property has historically flooded. If flooding has previously occurred and is not revealed by the seller, then a purchaser may bring a claim for damages resulting from an inaccurate response. A purchaser’s solicitors will also conduct an enviro report. This should higlight whether there is a recorded flood risk. If so, further investigations should be carried out.

Having checked my lease I have discovered that there are only 68 years unexpired on my flat in Bradwell. I now want to extend my lease but my landlord is can not be found. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have done all that could be expected to find the lessor. On the whole a specialist should be helpful to conduct investigations and to produce a report which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the application to the County Court overseeing Bradwell.

Bradwell Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Who takes charge for maintaining and repairing the building? Are any of leasehold owners in dispute over their service charge payments? Where a Bradwell lease has no more than eighty years it will have adverse implications on the marketability of the flat. It is worth checking with your mortgage company that they are content with remaining years on the lease. A short lease means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will be be obliged to have been the owner of the premises for a couple of years before you are legally able to carry out a lease extension.