The Shinfield and Arborfield conveyancing solicitors that I recently instructed on my house acquisition in Shinfield and Arborfield have suddenly shut down. They were on acting for me because I had to have a lawyer on the Kent Reliance conveyancing panel and my family Shinfield and Arborfield lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

If you had a top tip for selecting a conveyancing solicitor in Shinfield and Arborfield what would it be?

Do not opt for the cheapest Shinfield and Arborfield conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

My solicitor has informed me that flying freehold insurance is needed on my purchase. What is the level of cover for Shinfield and Arborfield conveyancing?

The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

I'm the sole beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Shinfield and Arborfield. The Shinfield and Arborfield property was put into my name in June. I want to move. I do know about the CML 6 month 'rule', which means that my property ownership may be considered the same way as if I'd bought the property in June. Will no one buy the property for half a year?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this clause is principally there to identify subsales or the quick reselling of property.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who dealt with the conveyancing in Shinfield and Arborfield 4 years ago no longer exist. What are my next steps?

Gone are the days when you need to hold title original deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Shinfield and Arborfield is where the house is located. Can you offer any assistance?

Flying freeholds in Shinfield and Arborfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shinfield and Arborfield you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shinfield and Arborfield may determine 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 property.

I am in need of some leasehold conveyancing in Shinfield and Arborfield. Before diving in I would like to find out the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Shinfield and Arborfield - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Shinfield and Arborfield Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

This question is useful as a) areas could cause problems in the block as the communal areas may begin to deteriorate where maintenance are not paid for b) if the tenants have an issue with the running of the building you will wish to have all the details Best to be warned whether changing the roof or some other major work is pending to be shared by the tenants and may well dramatically impact the level of the service charges or necessitate a specific invoice. How much is the annual service fee and ground rent?