My wife and I are planning to acquire a home in Booker and have instructed a Booker conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. have this morning contacted us to advise us that there is now an issue as our Booker conveyancer is not on their approved list of lawyers. What do we do from here?

When purchasing a property with mortgage finance it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Booker solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

I have given 2 months notice to my existing landlord and must leave my rented flat in Booker by the end of next month. Conveyancing on my purchase has just started. Can I complete in a couple of weeks as I wish to avoid having to find temporary accommodation?

It is unwise to provide notice for your letting until your lawyer suggests that you should. If you have not previously done so, contact to your conveyancer and request that they chase the sellers lawyers, try to an acceptable time-line that everyone will work to achieve

My wife and I have recently appointed a conveyancing solicitor in Booker. I I would like to check whether they are accepted on the approved list of lawyers. Can you advise?

You should contact the conveyancer and enquire if they can act for the bank. Alternatively you should call who may be able to assist.

We are planning to move property in . Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you suggest a removal company in Booker. Conveyancing lawyer was chosen before I stumbled across this site.

On the day of completion you will need to pick up the house keys from your estate agent but this can only take place once the previous owners lawyers inform the agent that the monies to complete are in and the keys can be passed over. You will need to inform the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can help you find a conveyancing in Booker or a legal practice that specialises in conveyancing in Booker.

I am the only recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Booker. The Booker property was put into my name in . I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in . Will no one buy the property for half a year?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most mortgage companies would take a practical view as this provision is principally there to pick up on the purchase and immediately sell or the quick reselling of property.

I have a mortgage with for my property in Booker. Conveyancing was finalised months ago. In the event that I decide 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 ?

must be informed of your intention in advance of letting out your property as this is likely to be a breach of ’s mortgage conditions. It may be that will permit you to let 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 directly. You need not do this via a conveyancing panel solicitor.

The estate agent has sent us the confirmation of our purchase of a new build flat in Booker. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Booker

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. 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.