It is is a decade since I acquired my home in Bradwell. Conveyancing solicitors have now been instructed on the sale but I am unable to locate the title deeds. Will this cause complications?

Don’t worry too much. First the deeds may be with your lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Bradwell involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.

I have been advised by my solicitor that chancel insurance is needed on my purchase. What is the level of cover for Bradwell conveyancing?

The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

I am expecting a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Bradwell solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Bradwell solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

I recently had an offer agreed on a house in Bradwell. My mortgage broker suggested a solicitor. I paid an upfront payment of £200. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Bradwell is the location of the property. Can you shed any light on this issue?

Flying freeholds in Bradwell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bradwell you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bradwell may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In what way can the Landlord & Tenant Act 1954 impact my business property in Bradwell and how can your lawyers assist?

The particular law that you refer to affords protection to business tenants, giving them the dueness to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Bradwell

What type of conveyancing matters do Bradwell conveyancing practices manage?

Most Bradwell conveyancing organisations can offer a broad spectrum of assistance to home and land owners, vendors, first time buyers, landlords and leaseholders such as:

Private sale conveyancing in Bradwell and wider afield Home purchase conveyancing in Bradwell and throughout England and Wales Transferring equity e.g. transfer of an interest in a property Housing disrepair disputes Transfer of property after relationship breakdown Adverse possession claims — advising you if you have a claim to ownership of land in Bradwell through a lengthy period of occupation or if the property you are purchasing or selling may be subject to such a claim