Can you recommend a Britannia approved West Moors conveyancing practice that can complete within 10 days? Would it be better to use a local West Moors practice or a web based conveyancer?

We would be happy to suggest some excellent West Moors conveyancing firms. You can also walk up the high street in West Moors. Go in to two or three firms and request to see a conveyancing solicitor for a quote. Mention your expectations together with your reasons and get an assurance on your deadline. Appoint the one that appears most efficient.

We have a mortgage agreed in principle with RBS. West Moors conveyancing solicitors are selected. How long does it take for RBS to forward the offer to the conveyancer?

There is no definitive answer here. Have RBS completed the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We expect to receive a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any West Moors solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?

You will need to appoint West Moors solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.

Co-operative have agreed my home loan in principle, my bid on a property in West Moors has been accepted, what happens next?

The property agent will want to be informed of your conveyancer's details (ensure that the lawyers are on the lender’s panel). Call up Co-operative or your financial adviser and finish off any outstanding forms. Co-operative will instruct a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Co-operative will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in West Moors.

Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who conducted the conveyancing in West Moors 10 years ago no longer exist. What are my next steps?

Assuming the title is registered the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, identify your property and order up to date copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

Just had an offer accepted on a new build flat in West Moors. 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 legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in West Moors

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

My step-father has suggested that I appoint his conveyancers in West Moors. Do I follow his recommendation?

Much as we are happy to recommend a West Moors conveyancing lawyer the best way to choose a conveyancing lawyer is to have guidance from friends or family who have previously instructed the conveyancer you're considering.