Please explain the implications if my lawyer’s firm is removed from the Nationwide Solicitor panel ahead of completing my conveyancing in Chesham Bois?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Is it the case that all Chesham Bois CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?

A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Chesham Bois bank branch on various occasions and was reassured it wasn't a problem and they would lend. My Chesham Bois conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend based on their published requirements. I simply don't know who is right.

Your conveyancing practitioner has to comply with the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Yorkshire BS have agreed my mortgage in principle, my bid on a flat in Chesham Bois has been accepted, what are the next steps?

Your estate agent will need to be informed of your conveyancing practitioner's details (be sure the property lawyers are on the lender’s panel). Contact Yorkshire BS or the broker and finalise any outstanding forms. Yorkshire BS will sellect a valuer who will get in contact with the selling agent or vendor to book a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Chesham Bois.

Will my solicitor be raising questions regarding flooding during the conveyancing in Chesham Bois.

Flooding is a growing risk for conveyancers conducting conveyancing in Chesham Bois. There are those who purchase a property in Chesham Bois, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Chesham Bois. The standard property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to discover if the property has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the vendor, then a buyer may bring a legal claim for losses resulting from an incorrect answer. The purchaser’s conveyancers may also carry out an enviro report. This should indicate whether there is any known flood risk. If so, further investigations will need to be carried out.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Chesham Bois. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Chesham Bois

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.

In my capacity as executor for the estate of my aunt I am disposing of a residence in Swansea but I am based in Chesham Bois. My solicitor (based 260 kilometers from meneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Chesham Bois to attest this legal document for me?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Chesham Bois