Please explain the implications if my lawyer’s firm is removed from the Santander Solicitor panel ahead of completing my conveyancing in Upton Upon Severn?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

My wife and I are buying a apartment in Upton Upon Severn. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit money into their account. What protection do 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.

Please help - my lawyer says that restrictive coveneant insurance is required on my purchase. What is the level of cover for Upton Upon Severn conveyancing?

The right level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

At last I have had an offer on a flat in Upton Upon Severn accepted, but there is a chain. The sellers have placed an offer on a property, however it’s not been accepted yet, and are looking at other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Upton Upon Severn. What do I do now? At what point should I apply for the mortgage with Leeds Building Society?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Upton Upon Severn conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the Leeds Building Society conveyancing panel. As to the subsequent phase this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a hot market many home buyers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they request their conveyancer to move forward with searches.

My wife and I own a 4 bedroom Victorian house in Upton Upon Severn. Conveyancing lawyer acted for me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the matching property. Is it worth asking Chelsea Building Society to clarify?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Upton Upon Severn and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing solicitor who conducted the work.

I am buying a new build house in Upton Upon Severn benefiting from help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about the side-deal as it could impact my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I happen to be an executor of my recently deceased mum’s Will, with a bungalow in Upton Upon Severn which will be sold. The house has never been registered at the Land Registry and I'm advised that many buyers solicitors will insist that it is done before they'll proceed. What's the procedure for this?

In the circumstances that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.