It is is a decade since I bought my property in Peasedown St John. Conveyancing solicitors have just been instructed on the sale but I am unable to find my deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be retained by the lender or they could be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Peasedown St John relates to registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.

Can you clarify what the consequences are if my lawyer’s firm is expelled from the Aldermore Conveyancing panel ahead of completing my conveyancing in Peasedown St John?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Do commercial conveyancing searches disclose planned roadworks that could affect a commercial property in Peasedown St John?

Many commercial conveyancing solicitors in Peasedown St John will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Peasedown St John. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Peasedown St John.

For each commercial conveyancing transaction in Peasedown St John it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Peasedown St John commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Peasedown St John.

I am purchasing a new build house in Peasedown St John benefiting from help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The house builders rep advised me not reveal to my conveyancer about this deal as it could jeopardize my mortgage with the bank. Is this normal?.

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

Can you offer any advice when it comes to appointing a Peasedown St John conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Peasedown St John conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Peasedown St John conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

How familiar is the practice with lease extension legislation?

Peasedown St John Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing

Be sure to find out if the the lease contains any adverse restrictions in the lease. For instance some leases prohibit pets being allowed in in a block in Peasedown St John. If you like the flatin Peasedown St John but your dog is not allowed to live with you then you will be faced difficult decision. Is anyone aware of any major works anticipated that will likely add a premium to the maintenance costs?