We are about to exchange buying a house in Woodborough but as a consequence of wreckage from a small fire at the property I have was able negotiate recompense from the vendor in the sum of £3k in the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract however Aldermore will not permit this. Why were they informed?

Any solicitor being on a Aldermore conveyancing panel is duty bound to disclose to Aldermore of any amendments to the sale price. If you prohibit your conveyancer to disclose the reduction to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new conveyancing practitioner for your conveyancing in Woodborough.

I just bought a house at auction in Woodborough. Conveyancing is needed. What are my next steps?

Having legally bound yourself to purchase you now have to retain a conveyancing lawyer quickly as you are facing a pending deadline in which to complete the deal. All auction property should have an associated auction pack. This will 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 associated conveyancing paperwork pertinent to a leasehold property. You should give this to the conveyancer working for you at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.

I currently have a mortgage with Coventry BS for my property in Woodborough. Conveyancing was finalised months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?

Coventry BS must be informed of your intention in advance of letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.

Completion of my purchase has taken place for my property in Woodborough. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I used Arc property Solicitors a few years past for my conveyancing in Woodborough. Now, I need my documents but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Woodborough of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build apartment in Woodborough. 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 legal work.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Woodborough

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.

Am in the process of purchasing my 1st property in Woodborough. Conveyancing solicitor already appointed. The financial consultant suggested that a survey is not necessary as the house was only constructed in 2001.

You would be best advised to take a Home Buyer's Report. Given the property is more than 10 years old the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. The report should highlight any apparent problems and suggest additional investigation where relevant. If there are any indications of problems get a comprehensive structural survey.