My wife and I are buying a apartment in Bedworth. It might be a silly question but how we can trust a conveyancer? At some point we will need to send funds into their account. What is the protection we have from them run away with our monies?

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 Bedworth. Conveyancing is necessary. What happens now?

Given that you have now exchanged you should find a conveyancing practitioner as a matter of urgency as you will have a fast approaching a drop dead date to complete the transaction. All auction property should have a bespoke auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.

I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being problematic. The Bedworth solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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.

The deeds to our property can not be found. The conveyancers who conducted the conveyancing in Bedworth 5 years ago have long since closed. Will I be able to sell the house?

As long as the title is registered the details of your proprietorship will be retained by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, identify your property and obtain up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.

Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Bedworth I like with amenity areas and transport links in the vicinity, the downside is that it only has 49 years on the lease. I can't really find anything else in Bedworth in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

I have been recommended by a number of selling agents in Bedworth to get a quote from a solicitor using your seach tool. What’s the financial upside for Estate Agents to offer your services ahead of another?

We refuse to make any financial incentive for directing people our way. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

Planning to complete next month on a leasehold property in Bedworth. Conveyancing solicitors assured me that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Bedworth should include some of the following:

You should have a good understanding of the insurance obligations Responsibility for repairing the window frames Changes to the flat Do you need to have carpet in the flat or are you allowed wood flooring? You should know whether the lease allows you to add or upgrade aspects of the property- you must know whether it relates to all alterations or just structural alteration, and whether licences for alterations is required

Leasehold Conveyancing in Bedworth - Sample of Questions you should consider Prior to Purchasing

Make sure you enquire if there is anything that is prohibited in the lease. By way of example it is fairly common in Bedworth leases that pets are not permitted in in a block in Bedworth. If you like the flatin Bedworth however your cat is not allowed to move with you then you have a very difficult compromise. How is the lease structured? You should be aware if it is less than 80 years it will have adverse implications on the value of the flat. It is worth checking with your bank that they are happy with the length of the lease. A short lease means that you will almost definitely have to extend the lease at some point and it is worth finding out how much this would cost. Remember, in most cases you would be required to have owned the residence for 24 months in order to be legally able to extend the lease.