Please explain the implications if my lawyer’s firm is removed from the UBS Solicitor panel ahead of completing my conveyancing in Niton?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I just bought a house at auction in Niton. Conveyancing is required. What are my next steps?

Given that you are now legally bound yourself to purchase you will need to find a conveyancing solicitor as a matter of priority as you will have a pending a fixed date to complete the deal. Every auction property should have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should hand this to the solicitor working for you ASAP. Do make sure that your finances are organised to complete on the date specified in the contract.

A relative advised me that in buying a property in Niton there could be a number of restrictions preventing external changes to a property. Is this right?

There are anumerous of properties in Niton which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Niton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Please help - my lawyer says that chancel insurance is necessary on my purchase. What is the level of cover for Niton conveyancing?

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

Will commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Niton?

Its becoming the norm that commercial conveyancing solicitors in Niton will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Niton. The search result provides definitive data 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 Niton.

For every commercial conveyancing transaction in Niton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Niton commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Niton.

I have recentlydiscovered that Wolstenholmes have closed. They conducted my conveyancing in Niton for a purchase of a freehold house 12 months ago. How can I check that my home is in my name in the name of the previous owner?

The quickest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Niton conveyancing specialists.

I'm buying a new build house in Niton benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about this deal as it would impact my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.