Me and my husband are acquiring a ground floor flat in Evesham. My Conveyancer is not listed on the bank approved panel. Is it possible for me to use my Evesham conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?

Various options include

• Carry on with your preferred Evesham property lawyer but your lender will undoubtedly instruct a solicitor on their conveyancing panel. The net result is additional charges together with potential delay.
• Appoint a new solicitor to act in the purchase, making sure they are on the mortgage company conveyancing panel.
• Appeal to your conveyancer to attempt to join the lender panel

My aunt passed away six months ago and as sole heir and executor I was left the house in Evesham. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?

If you intend to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.

I used Action Conveyancing a few years ago for my conveyancing in Evesham. Now, I need the documents but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Evesham of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Evesham. Conveyancing is necessary evil 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 questions that you may expect your new-build leasehold conveyancing in Evesham

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared.

When it comes to leasehold conveyancing in Evesham what are the most frequent lease defects?

Leasehold conveyancing in Evesham is not unique. Most leases are drafted differently and drafting errors can result in certain clauses are missing. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Insurance obligations

You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, The Royal Bank of Scotland, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.

Evesham Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

Who are the managing agents? What prohibitions are contained in the Evesham Lease? The answer will be helpful as a) areas could cause problems for the building as the common areas may start to deteriorate if services are not paid for b) if the tenants have a dispute with the managing agents you will want to know about it