My solicitor has discovered a a problem with the lease for the apartment we are purchasing in Nailsea. The seller’s lawyers have put forward title insurance as a solution. We are content with insurance and will pay for it. Our conveyancer says that he must be satisfied that the bank is willing to move forward with this solution. Are we the client or is the mortgage company ?

Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. These conveyancing instructions have to be complied with.

Please help - my lawyer advises that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Nailsea?

The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Virgin Money. Conveyancing lawyers as opposed to borrowers take out such insurances.

We had appointed conveyancers locally in Nailsea on the UBS solicitor panel. They have just billed me a further fee for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. This charge is not set by UBS but by your Nailsea property lawyer. Some firms on the UBS panel will quote ’dealing with mortgage’ fee but many firms include it on their overall fee.

I have a mortgage with Co-operative for my property in Nailsea. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

Your original mortgage agreement with Co-operative will provide that you need their approval before letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel lawyer.

I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Nailsea for a purchase of a leasehold apartment 10 months ago. How can I check that my home is not still registered in the name of the former proprietor?

The quickest 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 Nailsea conveyancing specialists.

I am buying a new build apartment in Nailsea. 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 are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Nailsea

Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.

In scouring the web for the term on line conveyancing in Nailsea it brings up many property lawyersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for the sale of my house?

The preferential way of choosing the right conveyancer is via personal referral, so ask colleagues and family who have bought a property in Nailsea or a local estate agent or financial adviser. Charges for conveyancing in Nailsea differ, so it's sensible to request a minimum of four fee calculations from varying types of law firms. Make sure that you know what costs in the quote includes.