I am getting a mortgage with Lloyds. I hope to enlist the help of a Licensed Conveyancer in Wynyard. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

This question may be naive but I am wet behind the ears as a 1st time purchaser of a garden flat in Wynyard. Do I pick up the keys to the house on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Wynyard?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and once they have received this, you should be called to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

I am due to move house in December. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Wynyard. Conveyancing solicitor was found prior to coming across this page.

On the afternoon of completion you can pick up the keys from your estate agent however this can only happen once the vendors conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You can tell the removal men that they can start moving you in. We are not in a position to suggest a particular removal company but can assist you in locating a conveyancing in Wynyard or a firm with expertise in conveyancing in Wynyard.

Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wynyard solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Wynyard surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I have justfound out that Action Conveyancing have closed. They conducted my conveyancing in Wynyard for a purchase of a leasehold apartment 10 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wynyard conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Wynyard. Conveyancing is a frightening process 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 few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wynyard

Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Please supply a car parking plan. 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.

Due to the advice of my in-laws I had a survey completed on a property in Wynyard ahead of retaining conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies will not issue a mortgage on such a home.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wynyard. Conveyancing may be slightly more expensive based on your lender's requirements.