My husband and I are acquiring a leasehold flat in Redfield. My Solicitor has never been on on the lender solicitor list. Am I still permitted to continue with my Redfield conveyancing solicitor even though they are excluded from the bank panel?

You will need to appoint a lawyer to deal with the formalities when you require a loan to buy your property. The lawyer will conduct all the necessary due diligence on the property, ensuring that you will be registered as proprietor and ensure that all the required mortgage paperwork is dealt with. You can instruct a Redfield lawyer of your choosing. Nevertheless, if the property lawyer selected is not on the mortgage company solicitor panel supplemental fees will arise as separate legal representation will be need by the mortgage company. Conveyancing panel applications may be submitted, so provided your lawyer has not in the past applied for membership they should take the opportunity to apply.

My wife and I have recently acquired a house in Redfield. We have since encountered a number of issues with the house which we consider were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been carried out for conveyancing in Redfield?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Redfield. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner fills in a document known as a Seller’s Property Information Form. If the information proves to be incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Redfield.

In what way does my ID and proof of funds have anything to do with my conveyancing in Redfield? What am I being asked for?

You are right in these requests have nothing to do with conveyancing in Redfield. However these days you will not be able to proceed with any conveyancing deal without first submitting proof of your identity. This usually takes the form of a either your passport or driving licence plus a utility bill. Please note that if you are providing your driving licence as proof of identification it needs to be both the paper section and photo card part, one is not satisfactory without the other.

Proof of your origin of money is required under Money Laundering Regulations. Don’t be offended when when this is requested of you as your conveyancing solicitor must have this information on record. Your Redfield conveyancing practitioner will require evidence of proof of funds before they are able to accept any monies from you into their client account and they will also ask further questions regarding the origin of monies.

My wife and I are buying a house in Redfield. It might be a silly question but how we can trust a conveyancer? At some point we will need to send funds into their account. What protection do 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.

We are due to move home in March. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Redfield. Conveyancing firm was organised before I stumbled across this page.

On the afternoon of completion you will need to pick up the house keys from your property agent however this can only be done when the sellers conveyancers advise the agent that they have the completion monies and the keys can be collected. Subsequently you will need to inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you locate a conveyancing in Redfield or a solicitor with expertise in conveyancing in Redfield.

Are all Redfield Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?

It is true that some lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Redfield. Conveyancing is a frightening process 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.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Redfield

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.