We are buying a flat in Upton Upon Severn. It might be a silly question but how we can trust a conveyancer? On completion day we will need to deposit our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Have just purchased a probate house at auction in Upton Upon Severn. Conveyancing is required. What is next?

Now that you are exchanged you must choose a conveyancing solicitor quickly as you will have a pending deadline in which to complete the conveyancing. All auction property should have an associated auction pack. This should include evidence of title and search results. In the case of leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must give this to the solicitor instructed by you at the earliest opportunity. Do make sure that your finances are in place to complete on the date specified in the contract.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Upton Upon Severn bank branch on various occasions and was reassured it wasn't a problem and they would lend. My Upton Upon Severn conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. I simply don't know who is right.

Your lawyer has to comply with the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Upton Upon Severn?

Many commercial conveyancing solicitors in Upton Upon Severn will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Upton Upon Severn. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Upton Upon Severn.

For every commercial conveyancing transaction in Upton Upon Severn it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Upton Upon Severn commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Upton Upon Severn.

I purchased a semi-detached Georgian house in Upton Upon Severn. Conveyancing solicitor represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Bank of Scotland to clarify?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Upton Upon Severn and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing practitioner who completed the work.

I'm purchasing a new build house in Upton Upon Severn benefiting from help to buy. The developers refused to budge the amount so I negotiated £7000 of extras instead. The property agent told me not inform my lawyer about the side-deal as it would adversely affect my loan with Skipton Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I yesterday found out that one of the directors of the law firm handling the purchase conveyancing in Upton Upon Severn is an aunty of the seller. Is this permitted?

As long as there is no conflict of interest this is allowable. If you are needing mortgage finance then the lender may have a say as many mortgage companies have specific instructions concerning this. For example for Nationwide Building Society as of 3/12/2018, the requirements read as follows :