Please explain the implications if my solicitor is suspended from the UBS Solicitor panel ahead of completing my conveyancing in Egremont?

The first thing to point out is that, this is a very rare occurrence. 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.

Should my solicitor be asking questions about flooding as part of the conveyancing in Egremont.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Egremont. There are those who acquire a house in Egremont, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, however there are a various searches that may be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Egremont. The standard property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the owner to discover if the premises has historically flooded. In the event that the property has been flooded in past and is not notified by the vendor, then a purchaser may commence a legal claim for losses as a result of such an misleading answer. A purchaser’s lawyers will also order an enviro report. This should higlight whether there is any known flood risk. If so, additional investigations should be conducted.

About to purchase a new build flat in Egremont. Conveyancing is daunting 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.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Egremont

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Due to the advice of my in-laws I had a survey completed on a property in Egremont prior to retaining conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor has said that some banks tend refuse to give a mortgage on such a house.

It depends who your proposed lender is. HSBC has different requirements from Halifax. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Egremont. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Egremont to see if the conveyancing costs will increase in light of this.

Is it possible to switch conveyancer as I need to find one who is on the Nottingham Building Society conveyancing panel. I instructed a high street conveyancing solicitor in Egremont round the corner but he is not approved by Nottingham Building Society

We will our best to assist in finding you a conveyancing solicitor in Egremont on the Nottingham Building Society panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Egremont. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Egremont.