My IFA has requested my Lacock law firm’s panel reference for the HSBC conveyancing panel. Can you suggest how I find this out. I have contacted my local Lacock branch but they cant find it on their system.

Have you tried calling your Lacock lawyer about this?. Most Lacock conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

The Lacock conveyancing firm handling our Lacock conveyancing has spotted a difference between the information in the valuation survey and what is revealed within the conveyancing documents. My lawyer has advised that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach right?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am due to move house in June. Does my conveyancing solicitor update the removal company on the completion day. As an aside, can you put forward a removal company in Lacock. Conveyancing solicitor was found before I stumbled across your page.

On the day of completion you can collect the keys from the selling agent however this can only take place when the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to inform the removal company that you are ready to move in. We do not suggest a specific removal organisation but can help you locate a residential property solicitor in Lacock or a solicitor that specialises in conveyancing in Lacock.

We have a mortgage agreed in principle with Nationwide. Lacock conveyancing solicitors were chosen. How long does it take for Nationwide to forward the offer to the lawyer?

Some lenders take longer than others. Have Nationwide completed the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

The mortgage over my property is with UBS for my property in Lacock. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

Your original mortgage agreement with UBS will provide that you need their approval before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.

Have completed on a a detached house in Lacock , how long will it take for the Land Registry to record the transfer to my name? My Lacock conveyancing solicitor works at snail pace, so I want to be certain the registration is addressed.

There is nothing unique when it comes to conveyancing in Lacock registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. Currently approximately 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted delays. Registration occurs after the new owner has moved in to the property therefore post completion formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer can contact the land registry and explain the circumstances.

About to purchase a new build flat in Lacock. 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.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lacock

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants.