My fiance and I are looking to buy a property in Peasedown St John and have appointed a Peasedown St John conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. have this afternoon contacted us to advise us that they have now hit a problem as our Peasedown St John conveyancer is not on their approved list of lawyers. Is this a problem?

When purchasing a property with mortgage finance it is usual for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Peasedown St John solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Please explain the implications if my solicitor is removed from the Conveyancing panel ahead of completing my conveyancing in Peasedown St John?

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 for a fee.

I am planning to move house in . Should my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you recommend a removal company in Peasedown St John. Conveyancing lawyer was chosen before I stumbled across this page.

On the day of completion you can pick up the keys from the selling agent however this can only take place when the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you will need to advise the removal company that they can start moving you in. We are not in a position to recommend a particular removal company but can help you find a conveyancing in Peasedown St John or a firm that specialises in conveyancing in Peasedown St John.

I have paid off my mortgage with . I assume I don't need a Peasedown St John on the panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I am selling my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being difficult. The Peasedown St John solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I own a semi-detached Georgian property in Peasedown St John. Conveyancing practitioner represented me and . I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to assess 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 Peasedown St John and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the purchase.

Peasedown St John Leasehold Conveyancing - A selection of Queries Prior to Purchasing

You should want to discover as much as you can concerning the company managing the block as they can either make living at the property much easier or much more difficult. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the tidiness of the communal areas. Ask prospective neighbours whether they are happy with their service. On a final note, investigate as to the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending the funds. The best form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this situation the lessees have control and even though a managing agent is often employed where the building is larger than a house conversion, the managing agent employed by the leaseholders. Plenty Peasedown St John leasehold flats will be liable to pay a service charge for the upkeep of the building invoiced by the landlord. Where you buy the flat you will have to meet this contribution, normally in instalments accross the year. This could be anything from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge to be met yearly, this is usually not a exorbitant amount, say about £50-£100 but you should to check as sometimes it could be many hundreds of pounds.