I can't travel far from Pratt's Bottom. Can you please explain the reason why all Pratt's Bottom solicitors aren't included on all bank panels?

As unjust as it may seem for banks to limit who can act for them, from the public’s or conveyancer’s viewpoint, the flip side is that banks are becoming ever more anxious and consider it vital to defend themselves from illegal activities. As a consequence of this concern lenders have consolidated their conveyancing panel to a manageable size.

I require conveyancing for a flat in a fairly new development (seven years old) in Pratt's Bottom. 95% of the flats have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Pratt's Bottom?

You would be putting yourself at risk in not carrying out Pratt's Bottom conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. If time pressures and cost are top of your concerns you should consider with your lawyer about the options such as contingency insurance available to you

I own a freehold house in Pratt's Bottom but nevertheless pay rent, why is this and what is this?

It is rare for properties in Pratt's Bottom and has limited impact for conveyancing in Pratt's Bottom but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

I am purchasing a victorian detached house in Pratt's Bottom. We would like to convert the garage to a playroom at the house.Will legal due diligence on the property involve enquiries to ascertain if these works are prohibited?

Your conveyancer will review the deeds as conveyancing in Pratt's Bottom can occasionally identify restrictions in the title deeds which prevent certain alterations or need the permission of a 3rd party. Some works need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.

Can I be sure that the Pratt's Bottom conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Pratt's Bottom obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.

I have decided to exercise my right to buy my property in Pratt's Bottom off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

What does commercial conveyancing in Pratt's Bottom cover?

Pratt's Bottom conveyancing for business premises covers a broad range of guidance, offered by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.