My wife and I are looking to buy a flat in Dunholme and are in fact using a Dunholme conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. The Mortgage Works have this evening contacted us to inform me that they have now hit a problem as our Dunholme lawyer is not on their conveyancing panel. What do we do from here?

If you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Dunholme lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.

Will my solicitor be raising questions concerning flooding during the conveyancing in Dunholme.

Flooding is a growing risk for solicitors dealing with homes in Dunholme. Plenty of people will purchase a house in Dunholme, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Dunholme. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine whether the premises has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the owner, then a buyer could commence a legal claim for losses as a result of such an inaccurate answer. A purchaser’s conveyancers will also commission an enviro search. This will indicate if there is any known flood risk. If so, additional inquiries should be carried out.

I'm buying my first flat in Dunholme benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not disclose to my conveyancer about this side-deal as it may put at risk my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I own a leasehold flat in Dunholme. Conveyancing and Coventry Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Dunholme who previously acted has now retired. Do I pay?

First make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Dunholme conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a garden flat in Dunholme, conveyancing was carried out in 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Dunholme with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2105

With only 80 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

What is the best way of identifying a auction conveyancing in Dunholme?

Option 1 is to ask the people you trust they would would instruct. Second, use a search tool on the internet for conveyancing in Dunholme. Call a couple or more firms from the list and request that they send you their conveyancing quote and discuss your needs with the solicitor who will conduct your conveyancing before you make your choice. Third is to make use of this site to assist you in finding the right lawyers taking into account your unique factors including location,speed, complexity and who the proposed lender is.Avoid the trap of appointing lowest cost conveyancing solicitors in Dunholme