It is 10 years ago since I bought my house in Birkenshaw. Conveyancing lawyers have now been retained on the sale but I am unable to locate the title deeds. Is this a major issue?

Don’t worry too much. First the deeds may be kept by the lender or they could stored with the solicitor who acted in the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Birkenshaw relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

My wife and I are buying a apartment in Birkenshaw. I might seem paranoid but how we can trust a lawyer? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Birkenshaw?

There are many recorded licenced Conveyancers in Birkenshaw and Solicitor practices in Birkenshaw who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being difficult. The Birkenshaw solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I used Wolstenholmes several years ago for my conveyancing in Birkenshaw. I now require my file however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Birkenshaw of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build house in Birkenshaw with the aid of help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The sale representative suggested that I not inform my lawyer about this side-deal as it may adversely affect my mortgage with Norwich and Peterborough Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Me and mywife and I are are looking to find an affordable conveyancing solicitor in Birkenshaw to assist me in selling my flat. I I am fearful of appointing the wrong one and there are plenty Birkenshaw conveyancing firms out there...who's the best?

The best tip when choosing a Birkenshaw property lawyer is take the advice from family or trusted professionals. You are bound to know someone who has used a conveyancing lawyer at some point. Do utilise our comparison tool for Birkenshaw conveyancing quotes