I am planning to move house in November. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Sheffield. Conveyancing firm was chosen prior to coming across this site.

On the day of completion you can collect the house keys from your estate agent however this can only occur when the previous owners conveyancers inform the agent that they have the completion monies and the keys can be given over. Subsequently you can inform the removal men that you are ready to move in. We do not suggest a specific removal organisation but can help you find a residential property solicitor in Sheffield or a lawyer with expertise in conveyancing in Sheffield.

I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Sheffield property lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

I am selling my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being problematic. The Sheffield solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The lawyers who dealt with the conveyancing in Sheffield 4 years ago no longer exist. What are my options?

Assuming the title is registered the details of your ownership will be held by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, locate your house and order current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

Just had an offer accepted on a new build flat in Sheffield. Conveyancing is a frightening process 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.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Sheffield

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Is there anything unique about your site and other web based conveyancing brokers when it comes to conveyancing in Sheffield?

At this site receive an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Sheffield. As opposed to estate agents and brokerage sites we do not charge firms a commission if you appoint them for your property ownership legalities in Sheffield

We're FTB’s - agreed a price, yet the property agent informed us that the vendor will only issue a contract if we appoint their chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Sheffield

We suspect that the seller is unaware of this requirement. Should the seller desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Sheffield conveyancing lawyers - not the ones that will provide the negotiator at the agency a introducer fee or hit his conveyancing thresholds demanded by senior management.