Are the BSA intent on creating a online directory to to identify firms on the Darlington Building Society conveyancing panel for example in Werrington?

We would not expect to be advised of any intention on the part of the BSA to promote such a tool.

Will my conveyancer be raising enquiries regarding flooding as part of the conveyancing in Werrington.

Flooding is a growing risk for lawyers conducting conveyancing in Werrington. There are those who purchase a house in Werrington, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their conveyancers which should figure out the risks in Werrington. The conventional set of property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine whether the property has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser may issue a claim for damages stemming from an inaccurate response. The purchaser’s conveyancers should also commission an enviro search. This should reveal if there is a recorded flood risk. If so, additional investigations should be carried out.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Werrington is the location of the property. Can you offer any advice?

Flying freeholds in Werrington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Werrington you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Werrington may decide 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 appoint a Werrington conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can conduct the legal work but they are based 300kilometers drive away.

The primary upside of using a high street Werrington conveyancing practice is that you can drop in to execute documents, deliver your identification documents and apply pressure on them if necessary. Having local Werrington know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were impressed that should surpass using an unknown Werrington conveyancing lawyer just because they are round the corner.

At what stage do I cover the costs of stamp duty payable for my house transaction in Werrington?

Your solicitor should complete a Land Transaction Return Form on your behalf as part of your Werrington purchase transaction for signature. After completion your solicitor will submit the STL Return Form to the Inland Revenue and - as long as they have the money - pay any Stamp Duty payable for you.