The Wolviston conveyancing solicitors that I appointed last week on my purchase in Wolviston have without warning shut down. I only went with them because I had to have a lawyer on the Nationwide conveyancing panel and my previous Wolviston lawyer was not. I paid them £170 on account. 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 reasons beyond your control. 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 Nationwide 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 may be able to assist.

I just acquired a house at auction in Wolviston. Conveyancing is required. What happens now?

Having to all intents and purposes signed on the dotted line you should retain a conveyancing lawyer soon as you will have a tight a drop dead date to complete the deal. An auction property will ordinarily have a bespoke legal pack. This will include most,if not all of the documents that your solicitor will need. In the case of leasehold property the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to give this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete the transaction on the set completion date.

My wife and I have organised a further advance on our mortgage from Leeds Building Society as we want to carry out improvements to our home in Wolviston. Do we need to appoint a bricks and mortar Wolviston solicitor on the Leeds Building Society conveyancing panel to deal with the legals?

Leeds Building Society would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

Planning on purchasing a flat in Wolviston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wolviston lawyer is on the Barclays conveyancing panel.

I am purchasing my first flat in Wolviston with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of extras instead. The estate agent advised me not inform my lawyer about the side-deal as it would adversely affect my mortgage with Yorkshire Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

In my capacity as executor for the will of my father I am selling a property in Swansea but reside in Wolviston. My lawyer (who is 235 kilometers from mehas requested that I sign a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Wolviston to attest and place their company stamp on the document?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are located in Wolviston

What is the best way of identifying a value for money conveyancing in Wolviston?

First ask the people you trust who they used in the past and if they were happy with the service. Option 2 is to look on the internet for conveyancing in Wolviston. Phone a couple or more firms from the list and ask them to send you their conveyancing estimate and speak to the lawyer who will conduct your conveyancing before you commit. Third is to use this site to assist you in finding the right solicitors for you based on your unique requirements including location,speed, complexity and who your intended mortgage company is.Avoid the trap of appointing lowest cost conveyancing solicitors in Wolviston