Some advice if I may. My Frome solicitor is informing me me that she is duty bound toorder Frome conveyancing searches becausethe firm are on the Lloydsconveyancing panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a bank your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Frome conveyancing searches.

I have been recommended a conveyancing solicitor in Frome. I need to find out if they are on the approved list of lawyers. Could you assist?

The first thing you should do is phone your conveyancer and ask them if they are on the lender panel. Otherwise you should call who may be able to confirm.

I purchased a semi-detached Edwardian property in Frome. Conveyancing practitioner represented me and . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Frome and other locations in 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 check the situation with your conveyancing practitioner who carried out the work.

Just had an offer accepted on a new build apartment in Frome. 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.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Frome

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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 a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

As co-executor for the will of my grandfather I am selling a house in Monmouth but I am based in Frome. My conveyancer (approximately 235 miles awayrequires that I execute a stat dec before completion. Could you suggest a conveyancing solicitor in Frome who can attest and place their company stamp on the document?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Frome