Much to our surprise we have been told by our broker that my Waddon solicitor is not on the mortgage company Solicitor panel. How can I check?

Your first step should be to contact your Waddon lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may be able to suggest a Waddon conveyancing practice that is on the approved list of lawyers for your mortgage company.

I am assisting my mother sell her house in Waddon. Does the solicitor commission an energy assessment or do I organise this?

After the demise of HIPs, EPC’s was kept a required element of moving property. An EPC needs to be commissioned before the property is advertised. It is not as aspect of the sale process that conveyancers normally arrange. Where you are using a Waddon conveyancing lawyer they may help arrange energy performance certificates due to their contacts with long established local assessors

Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Waddon conveyancing lawyers have been selected. How long does it take for Bank of Ireland to send the offer to the solicitor?

There is no definitive answer here. Have Bank of Ireland done the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being a right pain. The Waddon solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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 our house can not be found. The lawyers who handled the conveyancing in Waddon 4 years ago no longer exist. What do I do?

Gone are the days when you need to have the physical original deeds to evidence that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.

About to purchase a new build apartment in Waddon. Conveyancing is daunting 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.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Waddon

Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

How can the Landlord & Tenant Act 1954 affect my commercial property in Waddon and how can you help?

The 1954 Act provides protection to commercial leaseholders, giving them the a statutory right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Waddon is one of the many locations in which the firms we work with are located