I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Shirenewton. 95% of the flats have already been disposed of. Do I need carry out the local searches for my conveyancing in Shirenewton?

Conveyancing Searches are a central link in the Shirenewton conveyancing process. There are hundreds search providers delivering Shirenewton conveyancing searches, as well direct from the local authority. These are generally termed personal search companies and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.

When it comes to mortgage companies such as Aldermore, do Shirenewton lawyers face a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We previously instructed solicitors based in Shirenewton on the Bank of Ireland solicitor panel. They have just billed me an additional amount for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor may charge a fee for this. This fee is not set by Bank of Ireland but by your Shirenewton conveyancing practitioner. Numerous firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee and others do not.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Shirenewton solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Shirenewton postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Shirenewton.

What can a local search inform me concerning the house we're buying in Shirenewton?

Shirenewton conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search is essential in every Shirenewton conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

The estate agent has sent us the confirmation of our purchase of a new build flat in Shirenewton. Conveyancing is necessary evil 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 selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Shirenewton

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Due to the input of my in-laws I had a survey completed on a house in Shirenewton before retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may refuse to issue a mortgage on a flying freehold house.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shirenewton. Conveyancing may be slightly more expensive based on your lender's requirements.