My financial adviser requires my Ware solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Ware office but they have not responded to me.

You are best placed to get this information from your Ware property lawyer . They maintain a central record lender panel numbers.

The Ware conveyancing lawyers that I recently instructed on my purchase in Ware have without warning shut down. I chose them because I needed a solicitor on the Leeds Building Society conveyancing panel and my preferred Ware lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

We are aiming to move property in January. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you suggest a removal company in Ware. Conveyancing solicitor was chosen before I stumbled across this page.

On the day of completion you can collect the keys from your property agent but this can only occur after the vendors solicitors confirm to the agent that the monies to complete are in and the keys can be collected. You should inform the removal company that you are ready to move in. We do not suggest a specific removal organisation but can help you choose a conveyancing in Ware or a solicitor that specialises in conveyancing in Ware.

We previously selected solicitors locally in Ware on the Principality solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the Principality mortgage. Is this an additional conveyancing fee specified by Principality?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer is entitled to charge a fee for this. The fee is not dictated by Principality but by your Ware property lawyer. Numerous firms on the Principality panel will levy ’dealing with mortgage’ fee and others do not.

We have agreed to purchase a house in Ware. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?

As your lender is Skipton your lawyer must check the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Skipton. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Skipton where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties countrywide and is not limited to Ware.

I require fast conveyancing in Ware as I am faced with a deadline to complete inside one month. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?

If.Given you are are a cash purchaser you are at liberty not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in Ware the following are instances of issues that can show up and adversely affect market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Road Schemes,...

About to purchase a new build apartment in Ware. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ware

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.