I am getting a mortgage with Santander. I hope to retain the legal services of a Licensed Conveyancer in Rusholm. Does the Santander Conveyancing panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

My wife and I are soon to complete buying a property in Rusholm but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the owner in the sum of six thousand pounds in the form of a reduction in the price. This was going to be addressed as part of amending the contract however Nottingham will not agree to this. Why were they approached?

The lawyer that is on the Nottingham conveyancing panel is duty bound to advise Nottingham of any variations to the sale price. If you were to refuse your conveyancing practitioner to disclose the reduction to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new solicitor for your conveyancing in Rusholm.

Should our solicitor be raising questions about flooding as part of the conveyancing in Rusholm.

Flooding is a growing risk for solicitors dealing with homes in Rusholm. Some people will acquire a property in Rusholm, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a number of searches that may be initiated by the buyer or by their lawyers which can figure out the risks in Rusholm. The conventional set of information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to find out if the property has suffered from flooding. If the residence has been flooded in past and is not revealed by the seller, then a buyer may bring a compensation claim stemming from an incorrect answer. A purchaser’s conveyancers may also order an enviro report. This will disclose if there is a recorded flood risk. If so, further investigations will need to be conducted.

We are 18 days into a leasehold purchase having been recommend to a firm by the local agent to perform conveyancing in Rusholm. I am not happy. Could you help me find new lawyers?

A lawyer would need to be really bad to suggest replacing them. Has your mortgage been generated? If so you must make them aware of the replacement solicitor and have the offer are re-issued. The solicitor ideally should be on the banks panel to avoid supplemental costs and frustration. That should be your starting point. The search tool can assist you in finding a lender approved conveyancer for your conveyancing in Rusholm

Are there any specific benefits to selecting a local conveyancing practitioner in Rusholm

A significant proportion of house movers in Rusholm opt for a nearby high street conveyancer so that they can pop into the lawyer’s offices if they have concerns, and to execute mortgage deeds rather taking the chance of relying on the Royal Mail.

There is a slight advantage in using a conveyancer local to a premises you are buying, due to the familiarity of the locality and possible local concerns - but this is debatable. The majority of conveyancers are now over the web and could be practically anywhere.