Unfortunately I am unable to travel far from Trowbridge Estate. I would like to know the logic why all Trowbridge Estate lawyers are not on all lender panels?

Lenders normally restrict either the nature or volume of conveyancing solicitors on their panel. Typical examples of such criteria being that a firm needs to have two or more partners. In addition to restricting the structure of firm, some have made a decision to limit the size of their panel they use to act for them. You should note that banks have no responsibility for the accuracy of conveyancing provided by any Trowbridge Estate lawyer on their panel. Mortgage fraud was the main trigger for the rationalisation of conveyancing panels from 2008 even though there are contrary points of view about the extent of solicitor involvement in some of that fraud. Data via HMLR reveal that thousands of conveyancing organisations only conduct one or two conveyances annually. Those advocating conveyancing panel culls question why law firms should have claim to remain on a bank panel when it is apparent that property law is not their speciality?

My husband and I are only a couple days away from an exchange on a house in Trowbridge Estate and my parents have transferred the exchange deposit to my conveyancing practitioner. I am now advised that as the deposit has not come from me my conveyancer needs to make a notification to my bank. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your conveyancing practitioner is legally required to clarify with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.

The deeds to our house are lost. The solicitors who dealt with the conveyancing in Trowbridge Estate 10 years ago no longer exist. What are my next steps?

These day there are duplicates made of almost everything, and your conveyancer should know precisely where to locate all the appropriate documentation so you may buy or sell your property without any difficulty. If copies can’t be found, your lawyer may be able to arrange cover in the form of insurance or indemnities against future claims on your property.

I am buying a new build apartment in Trowbridge Estate. 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 conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Trowbridge Estate

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Trowbridge Estate is where the house is located. What do you suggest?

Flying freeholds in Trowbridge Estate are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Trowbridge Estate you must be sure that your lawyer goes 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 Trowbridge Estate 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 property.