I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Tickton with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

What is the difference between a licensed conveyancer and conveyancing solicitor in Tickton

There are many registered licenced Conveyancers in Tickton and Solicitor firms in Tickton who can help with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. Both can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am assisting my niece sell her house in Tickton. Does the conveyancer arrange the energy performance certificate or it is for the owner to see to?

Following the demise of Home Packs, EPC’s was kept a required part of moving house. An energy assessment must be to hand prior to the property being put on the market. This is not something that solicitors normally organise. If you are using a Tickton conveyancing solicitor they may be able to arrange EPC’s given their relationships with long established Tickton energy assessors

Is it correct that all Tickton CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?

Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

Should my lawyer be raising enquiries concerning flooding during the conveyancing in Tickton.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Tickton. Some people will buy a property in Tickton, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Tickton. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser could issue a legal claim for losses as a result of such an incorrect answer. The buyer’s lawyers will also order an environmental report. This will disclose whether there is any known flood risk. If so, further inquiries will need to be conducted.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Tickton is where the house is located. Can you offer any guidance?

Flying freeholds in Tickton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tickton you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tickton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Am I better off to choose a Tickton conveyancing solicitor based in the location that I am hoping to buy? I have an old university friend who can execute the legal formalities however they are based approximately 350miles away.

The primary upside of using a high street Tickton conveyancing practice is that you can attend the office to execute documents, present your ID and pester them where appropriate. They will also have local intelligence which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were impressed that should outweigh using an unknown Tickton conveyancing lawyer solely due to them being round the corner.