I am in need of a conveyancer. Should I go for for a web based conveyancer or a family Bingham conveyancing solicitor?

Existing third party relationships are another important factor to consider when appointing conveyancing lawyers. Bingham law firms enjoy long term relationships with financial advisers and estate, local authorities, valuers and other conveyancing firms meaning the whole process is going to be much smoother for you. Hosting specialist insight into the local area also helps too.

My son-in-law is buying a new build apartment in Bingham with a mortgage from Virgin Money. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

As someone not used to the Bingham conveyancing process what is the number one tip you can give me for the legal transfer of property in Bingham

You may not hear this from too many lawyers but conveyancing in Bingham and elsewhere in Nottinghamshire is an adversarial process. In other words, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the transaction. For example, the seller, selling agent and on occasion your mortgage company. Appointing a solicitor for your conveyancing in Bingham is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to act in your legal interests and to protect you.

There is a distinct creep of a "blame" culture- someone must be at fault for the process taking so long. You should always trust your solicitor above the other players in the conveyancing process.

My grandfather passed away last year and as sole heir and executor I was left the property in Bingham. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?

If you plan to re-mortgage then Kent Reliance will require that you use a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.

My friend advised me that if I am buying in Bingham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Bingham conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Bingham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bingham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Bingham.