Me and my partner are buying a 1 bedroom flat in Great Missenden with a mortgage. We have a Great Missenden conveyancer, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Great Missenden conveyancing practitioner and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Great Missenden conveyancing solicitor to apply to be on the conveyancing panel.

I am hoping to move into my new home in Great Missenden next Tuesday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not unique to conveyancing in Great Missenden.

Will my lawyer be making enquiries about flooding as part of the conveyancing in Great Missenden.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Great Missenden. Some people will buy a property in Great Missenden, 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 as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a various searches that can be carried out by the buyer or by their conveyancers which should figure out the risks in Great Missenden. The conventional set of information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to determine whether the property has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a buyer could issue a claim for damages as a result of such an inaccurate answer. A purchaser’s lawyers will also order an enviro search. This should disclose if there is any known flood risk. If so, additional investigations should be made.

I am 18 days into a leasehold purchase having been referred to solicitors by the high street agent to execute conveyancing in Great Missenden. I am not happy. Can you you assist me in finding new conveyancers?

They would have to be very bad in order to consider changing them. Has the loan offer been generated? If so you will need to inform them of the new contact details and ensure the offer are re-sent. Your solicitor ideally needs to be on the banks approved list to avoid escalating expenses and complications. So that should be your starting point. Our search tool should assist you in finding a bank approved solicitor for your conveyancing in Great Missenden

Can you offer any advice when it comes to appointing a Great Missenden conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Great Missenden conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Great Missenden conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

What volume of lease extensions have they completed in Great Missenden in the last year? How familiar is the firm with lease extension legislation?

Great Missenden Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing

Make sure you discover if there is anything that is prohibited in the lease. For instance it is reasonably common in Great Missenden leases that pets are not permitted in certain buildings in Great Missenden. If you like the flatin Great Missenden yet your cat is not allowed to live with you then you will be faced difficult decision. How long is the Lease?