The Claverdon conveyancing solicitors that just started acting on my house acquisition in Claverdon have without warning shut down. They were on acting for me because I had to have a firm on the Aldermore conveyancing panel and my preferred Claverdon lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

We had chosen conveyancers with offices in Claverdon on the Lloyds solicitor approved list. They are now charging me a separate fee for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. The charge is not set by Lloyds but by your Claverdon solicitor. Numerous firms on the Lloyds panel will charge an ‘acting for lender’ fee and others do not.

I am expecting a AIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Claverdon solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Claverdon solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

Yorkshire BS have agreed my home loan in principle, my bid on a flat in Claverdon has been agreed to, what happens next?

The property agent will need to be advised as to your conveyancer's details (be sure the conveyancing practitioners are on the bank’s approved list). Telephone Yorkshire BS or the financial adviser and finish off any outstanding paperwork. Yorkshire BS will sellect a valuer who will get in touch with the selling agent or seller to book a time for the valuation to take place. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Yorkshire BS will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Claverdon.

I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Claverdon for a purchase of a leasehold flat 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The easiest way to see if the premises is registered to you, you can make 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 Claverdon conveyancing specialists.

I am purchasing a new build house in Claverdon with a loan from Bank of Scotland. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not to tell my lawyer about this deal as it may put at risk my loan with Bank of Scotland. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

In what way does the Landlord & Tenant Act 1954 impact my business premises in Claverdon and how can your lawyers assist?

The particular law that you refer to gives protection to commercial leaseholders, giving them the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Claverdon