It has come to my attention via my estate agent that my Sherston solicitor is not on the bank Solicitor panel. How can I be sure whether this is correct?

Your first step should be to contact your Sherston conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may be able to suggest a Sherston conveyancing practice that is on the approved list of lawyers for your mortgage company.

I have given 8 weeks notice to my current landlord and must vacate my rented flat in Sherston by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in 5 weeks as don't want to have to find temporary accommodation?

Generally one should not give notice for your lease unless you have exchanged. If you have not already done so, contact to your solicitor and urge them to they chase the sellers side, try to get a realistic time scale from them that everyone will work towards

As I am unsure how the conveyancing bit works what is the most important piece of guidance you can impart concerning purchase conveyancing in Sherston?

You may not hear this from too many lawyers but conveyancing in Sherston and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is lots of room for conflict between you and other parties involved in the home moving process. For example, the seller, selling agent and sometimes your bank. Appointing a solicitor for your conveyancing in Sherston an important selection as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to look after your legal interests and to keep you safe.

Sometimes a potential adversary will try and sway you that you should follow their advice. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is dragging his heels. Or your financial adviser may advise you to do take action that is contrary to your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.

It has been four months since my purchase conveyancing in Sherston took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

The estate agent has sent us the confirmation of our purchase of a new build flat in Sherston. 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 legal work.

Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sherston

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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.