I am getting a mortgage offer from Nat West. I would like to instruct a Licensed Conveyancer in Ross On Wye. Does the Nat West Conveyancing panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

Me and my partner are purchasing a property in Ross On Wye. I might seem paranoid but how we can trust a solicitor? At some point we will need to put funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We previously selected solicitors located in Ross On Wye on the Coventry BS solicitor panel. They have just invoiced me a further charge for handling the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Coventry BS but by your Ross On Wye property lawyer. Some firms on the Coventry BS panel will levy ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.

I am currently in the process of buying my council flat in Ross On Wye. 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.

Will my solicitor be asking questions concerning flooding as part of the conveyancing in Ross On Wye.

Flooding is a growing risk for lawyers dealing with homes in Ross On Wye. There are those who acquire a property in Ross On Wye, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a number of searches that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Ross On Wye. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine if the premises has suffered from flooding. If the property has been flooded in past and is not notified by the vendor, then a purchaser may commence a compensation claim as a result of such an incorrect response. The purchaser’s conveyancers may also order an enviro search. This should higlight if there is a recorded flood risk. If so, further investigations should be initiated.

Are there restrictive covenants that are commonly picked up during conveyancing in Ross On Wye?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Ross On Wye. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm purchasing a flat in Ross On Wye. I can find my conveyancer's company on the CLC list, but I can't locate my conveyancer's name on the list. Should I be concerned?

Not all staff in the law firm must be listed by the regulator. Provided there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unlicensed staff.