My IFA says he needs my Rushden solicitor’s panel reference for the HSBC conveyancing panel. Can you suggest how I obtain this. I have tried my local Rushden branch but they have not responded to me.

The sensible thing to do is ask for this information from your Rushden solicitor . They maintain a central record lender panel numbers.

Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a ground floor flat in Rushden. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Rushden?

On the day of completion you will not be required to go to the conveyancers office in Rushden. Your solicitors will arrange to send the purchase money to the vendor’s solicitors, and once they have received this, you should be called to receive the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.

I am buying a victorian detached house in Rushden. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve checks to see if these works are permitted?

Your property lawyer should check the registered title as conveyancing in Rushden can occasionally reveal restrictions in the title deeds which prohibit categories of changes or need the permission of another owner. Certain additions call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

I am purchasing a property in Rushden. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

As your lender is Nationwide your lawyer must check the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nationwide where a lease does not meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Rushden.

Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in Rushden.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Rushden. Plenty of people will purchase a property in Rushden, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified 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 figure out the risks in Rushden. The conventional set of completed inquiry forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover if the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a legal claim for losses stemming from an incorrect answer. A buyer’s solicitors should also carry out an environmental report. This will disclose if there is a recorded flood risk. If so, further inquiries will need to be initiated.

I have just appointed agents to market my garden apartment in Rushden. Conveyancing lawyers have not yet been instructed, however I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is clear the service charge as usual as all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a 1st floor flat in Rushden, conveyancing having been completed in 2006. How much will my lease extension cost? Equivalent properties in Rushden with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2083

With only 58 years unexpired the likely cost is going to range between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

Is it true that a Rushden conveyancing solicitor taken to court by a client for not carrying out the right conveyancing searches?

Our attention has not be brought to such a Rushden conveyancing claim but it has been reported that, clients purchasing a house in Cumbria successfully won a case against their conveyancer due to development permission to construct a wind farm failing to be picked up in conveyancing searches.

If you are contemplating buying a home in Rushden It is essential that your conveyancing practitioner purchase all Rushden conveyancing searches necessary to ensure you have relevant and up to date information before acquiring a property.