It is a dozen years since I bought my house in Bozeat. Conveyancing solicitors have recently been retained on the sale but I am unable to locate the title deeds. Will this jeopardise the sale?

Don’t worry too much. First there is a possibility that the deeds will be kept by the mortgage company or they may still be with the solicitor who handled your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Nearly all conveyancing in Bozeat relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.

We are purchasing a newbuild flat in Bozeat with a homeloan from .We use our Bozeat conveyancing solicitor but says she’s not listed on their "panel". we are left little option but to use a panel lawyer or retain our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that use our lawyer?

Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that lawyers must be on the approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for

Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in Bozeat.

Flooding is a growing risk for solicitors conducting conveyancing in Bozeat. Some people will purchase a property in Bozeat, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, however there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Bozeat. The conventional set of completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to discover if the property has suffered from flooding. If the property has been flooded in past and is not revealed by the seller, then a purchaser may bring a claim for damages as a result of such an misleading response. The purchaser’s conveyancers will also conduct an enviro report. This will disclose whether there is a recorded flood risk. If so, additional inquiries will need to be initiated.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who handled the conveyancing in Bozeat 5 years ago have long since closed. Will I be able to sell the house?

Assuming you have a registered title the information relating to your proprietorship will be evidenced by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, identify your property and secure up to date copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

I am buying a new build house in Bozeat with a loan from . The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my conveyancer about the side-deal as it will impact my loan with . Is this normal?.

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.