My financial adviser has requested my Lacock lawyer’ panel member for the Lloyds conveyancing panel. Can you suggest how I discover this. I have tried my local Lacock branch but they don't know it.

Have you tried calling your Lacock property lawyer about this?. They maintain a central record lender panel numbers.

We are purchasing a newly constructed flat in Lacock and my solicitor is telling me that she has to the mortgage company to disclose incentives from the developer. The Estate Agents are hassling me to exchange contracts and I would rather not prolong matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial land in Lacock?

Its becoming the norm that commercial conveyancing solicitors in Lacock will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Lacock. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lacock.

For every commercial conveyancing transaction in Lacock it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Lacock commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Lacock.

What advice can you give us when it comes to appointing a Lacock conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Lacock conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Lacock conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

If the firm is not ALEP accredited then why not? What volume of lease extensions have they conducted in Lacock in the last year?

Lacock Leasehold Conveyancing - Examples of Queries before Purchasing

How is the lease structured? This information is important as a) areas could result in problems for the building as the communal areas may begin to deteriorate where maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will wish to have full disclosure Who are the managing agents?

Should I be worried if there is a problem with one of the searches for my conveyancing in Lacock?

Normally, almost all issues arising from Lacock conveyancing search results can be handled before completion or indemnity insurance can be put in place. You should note that although you may be purchasing the premises and might be content to accept the search results, your lender may not, and when all said and done the decision rests with them.