Do I have to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Purton so that I can pop in to their offices when needed.

As opposed to twenty years ago, almost all mortgage companies no longer oblige their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still distinct benefits to using a local ayer, in your situation a conveyancing solicitor in Purton.

I have been advised by my lawyer that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Purton?

The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

My partner and I have arranged the release of further funds on our home loan from Nottingham as we wish to conduct renovations to our property in Purton. Are we obliged to select a nearby Purton solicitor on the Nottingham conveyancing panel to handle the legals?

Nottingham don't usually appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.

I currently have a mortgage with HSBC for my property in Purton. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?

Your original mortgage agreement with HSBC will provide that you need their approval prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.

Will our conveyancer be asking questions about flooding as part of the conveyancing in Purton.

The risk of flooding is if increasing concern for solicitors dealing with homes in Purton. Some people will purchase a property in Purton, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a number of searches that may be initiated by the purchaser or by their solicitors which should figure out the risks in Purton. The standard information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to determine whether the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer may commence a legal claim for losses stemming from an misleading response. The buyer’s lawyers will also order an environmental report. This will reveal if there is a recorded flood risk. If so, additional investigations will need to be conducted.

I am purchasing a new build house in Purton with a mortgage from Aldermore. The sellers refused to reduce the price so I negotiated 6k of extras instead. The estate agent suggested that I not reveal to my lawyer about the side-deal as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am thinking of appointing a conveyancing practitioner in Purton for my home move. Is it possible to see a firm’s record with the legal regulator?

Anyone can find documented Solicitor Regulator Association (SRA) determinations arising from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.