I am getting a offer of a home loan from Nat West. I would like to retain the legal services of a Licensed Conveyancer in Admaston. Does the Nat West Solicitor panel exclude Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

It is 10 years ago since I bought my home in Admaston. Conveyancing solicitors have recently been instructed on the sale but I am unable to locate my deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be with your mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Admaston relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.

My wife and I have recently appointed a conveyancing solicitor in Admaston. I I would like to check whether they are accepted on the Yorkshire Building Society approved list of lawyers. Could you advise?

The first thing to do is phone the lawyer and enquire whether they are on the lender panel. Otherwise you can get in touch with Yorkshire Building Society who may be able to help.

My colleague advised me that if I am purchasing in Admaston I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally quoted for as part of the standard Admaston conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Admaston around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Admaston Education with maps and statistics, Local Amenities and other useful data regarding Admaston.

I am buying a new build apartment in Admaston. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Admaston

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. 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. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.