I can't travel far from Iver. Can you please explain the reason why all Iver conveyancers are not on all bank panels?

Even though it may seem unfair for mortgage companies to restrict who can represent them, from the public’s or solicitor’s perspective, the flip side is that lending institutions are becoming ever more anxious and feel it crucial to protect them from mortgage fraud. As a consequence of this concern lenders have restricted their conveyancing panel to a manageable size.

We are buying a house in Iver. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to put our life savings into their account. What is the protection we have from them run away with our deposit?

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.

Is it the case that all Iver solicitors on the Skipton conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.

Last month we had a mortgage agreed in principle with Co-operative. Iver conveyancing practitioners have been selected. How long does it take for Co-operative to issue the offer to the conveyancer?

Some lenders take longer than others. Have Co-operative conducted the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am buying a new build flat in Iver. Conveyancing is daunting 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 can expect your new-build leasehold conveyancing in Iver

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Iver is where the house is located. Is there any guidance you can impart?

Flying freeholds in Iver are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Iver you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Iver 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 premises.

I have just started marketing my garden flat in Iver. Conveyancing is yet to be initiated, however I have just had a half-yearly service charge invoice – Do I pay up?

It best that you discharge the invoice as normal because all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I have had difficulty in trying to reach an agreement for a lease extension in Iver. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most definitely. We can put you in touch with a Iver conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Iver flat is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The unexpired lease term was 69 years.