The Hope Valley conveyancing firm handling our Hope Valley conveyancing has uncovered a discrepancy between the information in the valuation survey and what is in the title deeds. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?

Your conveyancing practitioner 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.

I just bought a flat at auction in Hope Valley. Conveyancing is required. What is next?

Having exchanged you now have to instruct a conveyancing solicitor soon as you will have a fast approaching a drop dead date to complete the conveyancing. All auction property should have a bespoke auction pack. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You should hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete the transaction on the set completion date.

When it comes to lenders such as Santander, do Hope Valley property lawyers have to pay an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I had a mortgage agreed in principle with Bank of Ireland. Hope Valley conveyancing solicitors are selected. How long does it take for Bank of Ireland to issue the offer to the conveyancing practitioner?

There is no definitive answer here. Have Bank of Ireland done the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Hope Valley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Hope Valley

Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Hope Valley is the location of the property. Is there any advice you can impart?

Flying freeholds in Hope Valley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hope Valley you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hope Valley may ascertain 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.

I have been recommended a conveyancing solicitor in Hope Valley. I I would like to check if they are listed on the bank's conveyancing panel. Could you or the bank confirm if they are on the panel?

One option is to phone the solicitor to enquire if they are on the lender's approved list. If that does not help get in touch with us and we can make some checks for you. Should the firm not be on the conveyancing panel we can certainly arrange a reputable conveyancing solicitor in Hope Valley on the panel for your lender.