We are buying a 2 bedroom flat in Lound with a mortgage. We would like to retain our Lound conveyancer, but the mortgage company says she’s not on their "panel". It seems we have little choice but to appoint one of the mortgage company panel conveyancing practices or retain our Lound solicitor as well as pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. 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 Lound conveyancing solicitor to apply to be on the conveyancing panel.

It is 10 years ago since I purchased my property in Lound. Conveyancing lawyers have now been retained on the sale but I am unable to find my deeds. Will this cause complications?

You need not be too concerned. First the deeds may be kept by the mortgage company or they could be archived with the conveyancers who handled your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Lound involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.

Will our lawyer be asking questions concerning flooding during the conveyancing in Lound.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Lound. Plenty of people will purchase a property in Lound, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, but there are a various searches that can be carried out by the buyer or by their conveyancers which will give them a better appreciation of the risks in Lound. The standard completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover whether the property has ever been flooded. If the property has been flooded in past which is not notified by the seller, then a buyer may issue a claim for damages as a result of such an incorrect response. The buyer’s conveyancers should also carry out an enviro search. This will disclose if there is a recorded flood risk. If so, more detailed inquiries should be carried out.

I am selling my property. My former solicitors has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Lound if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in Lound. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

Do you have any advice for leasehold conveyancing in Lound with the aim of expediting the sale process?

• Much of the delay in leasehold conveyancing in Lound can be bypassed where you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information which will be required by the purchasers’ representatives.
If you have the benefit of shareholding in the Management Company, you should make sure that you are holding the original share certificate. Obtaining a re-issued share certificate is often a time consuming formality and delays many a Lound home move. Where a duplicate share is required, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. Some Lound leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. Many freeholders or managing agents in Lound charge for supplying management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Lound. If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Lound state that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. Where you fail to have the consents in place do not contact the landlord without contacting your solicitor first.

Lound Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

It would be wise to discover if the the lease contains any adverse restrictions in the lease. By way of example it is very common in Lound leases that pets are not allowed in certain buildings in Lound. If you like the propertyin Lound yet your cat is not allowed to make the move with you then you will be presented with a difficult compromise. Who takes responsibility for maintaining and repairing the block?