I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Bradwell with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am purchasing a detached bungalow in Bradwell. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to see if these alterations are permitted?

Your property lawyer will review the registered title as conveyancing in Bradwell can on occasion reveal restrictions in the title documents which restrict certain alterations or necessitated the permission of a 3rd party. Many extensions call for local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

We are getting a further advance on our mortgage from Bank of Ireland as we wish to conduct renovations to our property in Bradwell. Do we need to select a high street Bradwell solicitor on the Bank of Ireland conveyancing panel to deal with the legals?

Bank of Ireland do not ordinarily instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland panel.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Bradwell lawyer on the Santander panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

The estate agent has sent us the confirmation of our purchase of a new build flat in Bradwell. 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 legal work.

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

There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared.

How does the Landlord & Tenant Act 1954 affect my commercial property in Bradwell and how can you help?

The particular law that you refer to affords a safeguard to commercial leaseholders, giving them the legal entitlement to apply to court for a renewal tenancy and remain in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Bradwell is one of the numerous areas of the UK in which the firms we work with are located

My brother has suggested that I instruct his conveyancers in Bradwell. Do I follow his guidance?

No doubt it’s preferable to find a conveyancing solicitor is to seek guidance from friends or family who have actually experience in using the firm you're are thinking of instructing.