Our Sands End lawyer has uncovered an inconsistency when comparing the information in the valuation survey and what is revealed within the legal papers for the property. My solicitor says that he is duty bound to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action right?

Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

We are due to move property in February. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you put forward a removal company in Sands End. Conveyancing firm was organised before I stumbled across your page.

On the afternoon of completion you can pick up the keys from the selling agent however this should only take place when the vendors conveyancers advise the agent that the monies to complete are in and the keys can be released. Subsequently you should tell the removal men that they can start moving you in. We do not recommend a particular removal company but can help you find a residential property solicitor in Sands End or a firm that specialises in conveyancing in Sands End.

Is it the case that all Sands End conveyancing solicitors on the Aldermore conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be overseen by the SRA. The majority of banks do allow licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

After months of negotiation I have agreed a price on a house in Sands End. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. A few days later, the conveyancer contacted me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who dealt with the conveyancing in Sands End 4 years ago are no longer around. Will I be able to sell the house?

As long as the title is registered the details of your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, identify your house and obtain current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sands End. 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 are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Sands End

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Hoping to buy a property located in Sands End and I am already nervous. I couldn't find anything specific about Sands End. Conveyancing will be needed in due course but do you know about the Sands End area? or perhaps some other tips you can share?

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