Can you help? My Chilwell conveyancer is assuring me that he has toorder Chilwell conveyancing searches stemming from the fact thatthe firm are on the Virgin Moneysolicitor panel. Is this really necessary?

You have limited options available to you. As you are obtaining a home loan with a lender your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Chilwell conveyancing searches.

We just had an offer accepted to purchase with . I went into a few local practices but cant to find a Chilwell conveyancing firm on the approved list. Please you help?

You should take advantage of the find a lender approved solicitor tool on this site. Pick the mortgage company and type Chilwell or your preferred area and you will see numerous conveyancers offices in Chilwell or nearest you.

Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Chilwell. Do I receive the keys to the premises on completion from my solicitor? If so, I will find a local conveyancing solicitor in Chilwell?

On the day of completion you do not need to attend the conveyancers office in Chilwell. Your solicitors will electronically transfer the completion advance to the vendor’s lawyers, and once they have received this, you should be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

I happen to be the single recipient of my late mum's will with all property in now in my sole name, including the house in Chilwell. The Chilwell property was put into my name in . I want to move. I do know about the CML 6 month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the house in . Do I have to wait half a year to sell?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most banks would take a sensible view as this obligation primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.

I recently had an offer accepted on an apartment in Chilwell. My financial adviser suggested a . I paid an on account payment of £150. A couple of days later, the contacted me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should our lawyer be making enquiries regarding flooding as part of the conveyancing in Chilwell.

Flooding is a growing risk for conveyancers specialising in conveyancing in Chilwell. There are those who buy a house in Chilwell, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, however there are a number of checks that can be carried out by the purchaser or by their conveyancers which will figure out the risks in Chilwell. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine if the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser could commence a claim for damages as a result of such an misleading reply. A purchaser’s conveyancers may also order an enviro report. This should reveal if there is any known flood risk. If so, more detailed investigations will need to be initiated.

I have been on the look out for a flat up to £235,500 and found one near me in Chilwell I like with a park and station nearby, however it's only got 51 remaining years left on the lease. There is not much else in Chilwell for this price, so just wondered if I would be making a mistake buying a short lease?

If you need a mortgage that many years may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.