My fiance and I are planning to purchase a property in Rocester and are in fact using a Rocester conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Bank of Ireland have this morning contacted us to inform me that there is now an issue as our Rocester solicitor is not on their approved list of lawyers. What do we do from here?

If you are buying a property needing a mortgage 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 Quality Scheme. Your solicitor should contact your bank 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 don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Rocester solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

The estate agent has sent us the confirmation of our purchase of a new build flat in Rocester. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Rocester

Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Rocester is where the house is located. Can you offer any opinion?

Flying freeholds in Rocester are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rocester you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rocester may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am looking into buying my first house which is in Rocester and I am already nervous. I couldn't find anything specific about Rocester. Conveyancing will be needed in due course but do you know about the Rocester area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Rocester. In the meantime here are some basic statistics that we found

We are 18 days into a freehold purchase having been directed to solicitors by the high street agent to perform conveyancing in Rocester. I am am very disappointed with the level of service. Can you help me find new solicitors?

A solicitor would need to be really poor in order to consider changing them. Has your mortgage been issued? If so you will need to advise them of the new contact details and get the offer are re-sent. Your solicitor ideally should be on the banks panel to avoid escalating charges and frustration. That should be your first question of the new lawyers. Our find a solicitor tool can help you find a lender approved lawyer for your conveyancing in Rocester