We hired a high street firm for our conveyancing in Staindrop yesterday. Reviewing the terms of engagement I seewe are on the hook for fees even where the transaction does not complete. Should I go with them or select a web based conveyancing company advertising no completion no cost conveyancing in Staindrop?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will tend to be be higher to neutralise those cases that abort. You should be mindful that these schemes tend not to cover expenditure for example Staindrop conveyancing search expenses.

My Staindrop lawyer has identified a discrepancy between the assumptions in the home valuation survey and what is in the legal papers for the property. My lawyer informs me that he must check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action right?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Should our solicitor be asking questions regarding flooding as part of the conveyancing in Staindrop.

Flooding is a growing risk for lawyers specialising in conveyancing in Staindrop. There are those who buy a property in Staindrop, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Staindrop. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to find out if the property has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the seller, then a purchaser could issue a compensation claim as a result of such an incorrect response. The buyer’s conveyancers may also commission an enviro report. This will indicate if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.

About to purchase a new build flat in Staindrop. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Staindrop

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.

Our solicitor in Staindrop has discovered a defect with the lease for the apartment we are buying in Staindrop. The other side have put forward title insurance as a solution. We are content with insurance and will pay for it. Our solicitor has advised that as he is on the bank conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the mortgage company?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.