Me and my fiance are acquiring a flat in Shirenewton. My Conveyancer is not on the mortgage company conveyancing list. Am I still permitted to appoint my Shirenewton conveyancing solicitor notwithstanding that they are not on the bank approved list?

You have numerous alternatives open to you here

• Carry on with your existing Shirenewton conveyancing practitioner but your bank will no doubt appoint a conveyancing practitioner on their conveyancing panel. The net result is additional cost together with potential frustration.
• Get a fresh conveyancer to act in the purchase, obviously checking they are on the lender conveyancing panel.
• Convince your conveyancer to pull out all the stops to get accepted on the lender’s conveyancing panel

My wife and I have recently purchased a property in Shirenewton. We have noticed several issues with the property which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Shirenewton?

The question is vague as to the nature of the problems and if they are relate to conveyancing in Shirenewton. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller answers a form referred to as a SPIF. If the information is inaccurate, you could possibly take legal action against the owner 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 Shirenewton.

I am helping my step-mother sell her property in Shirenewton. Does the conveyancer order an energy performance certificate or it is for the seller to see to?

Following the abolition of HIPs, energy assessments was kept a required component of selling a house. An energy performance certificate must be commissioned in advance of the property being advertised. This is not as aspect of the sale process that solicitors ordinarily organise. Where you are instructing a Shirenewton conveyancing lawyer they may be able to arrange EPC’s given their relationships with reputable Shirenewton accredited person

Is it the case that all Shirenewton solicitor practices on the Coventry BS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

I had a mortgage agreed in principle with Coventry BS. Shirenewton conveyancing solicitors are chosen. How long does it take for Coventry BS to issue the offer to the property lawyer?

There is no definitive answer here. Have Coventry BS conducted the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

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

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Shirenewton

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a leasehold apartment up to £235,500 and identified one close by in Shirenewton I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 years on the lease. I can't really find anything else in Shirenewton in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.