My wife and I are intent on acquiring residence in Barton Upon Humber. My Solicitor has never been on on the lender solicitor list. Can I still retain my Barton Upon Humber conveyancing solicitor notwithstanding that they are not on the lender approved list?

Various options include

• Carry on with your preferred Barton Upon Humber property lawyer but your mortgage company will no doubt appoint a property lawyer from their approved panel. This will result in additional cost together with likely frustration.
• Choose a new property lawyer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Convince your lawyer to do everything within their powers to get listed on the bank’s panel of solicitors

My wife and I are purchasing a house in Barton Upon Humber. I might seem paranoid but how we can trust a solicitor? On completion day we have to send funds into their account. What is the protection we have from them run away with our monies?

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.

I am expecting a DIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Barton Upon Humber solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

You will need to appoint Barton Upon Humber solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

Planning on purchasing a house in Barton Upon Humber. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Barton Upon Humber property lawyer is on the Bank of Ireland conveyancing panel.

I have recentlybecome aware that Wolstenholmes have closed. They conducted my conveyancing in Barton Upon Humber for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Barton Upon Humber conveyancing specialists.

I am buying a new build apartment in Barton Upon Humber. 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 legal work.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Barton Upon Humber

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Barton Upon Humber is where the house is located. Can you shed any light on this issue?

Flying freeholds in Barton Upon Humber are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Barton Upon Humber you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barton Upon Humber may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.