The Iver conveyancing solicitors that I appointed last week on my house acquisition in Iver have suddenly shut down. I chose them because I had to have a solicitor on the Bank of Ireland conveyancing panel and my family Iver lawyer was not. I paid them £170 in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Bank of Ireland 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 help.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Iver?

There are many recorded licenced Conveyancers in Iver and Solicitor partnerships in Iver to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

My husband and I have arranged the release of further monies on our mortgage from Skipton as we wish to carry out renovations to our property in Iver. Are we obliged to select a local Iver solicitor on the Skipton conveyancing panel to deal with the paperwork?

Skipton don't usually instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.

Completion of my remortgage has taken place for my property in Iver. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Just acquired a semi-detached house in Iver , What is the estimated time for the Land Registry to register the transfer to my name? My Iver conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.

As far as conveyancing in Iver is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. Currently in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Historically registration occurs after the purchaser has moved in to the property so post completion formalities is not usually top priority but if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.

I'm buying my first flat in Iver with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not inform my conveyancer about this deal as it would impact my mortgage with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.

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.

I own a first flat in Iver. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?

Where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to decide the price payable.

An example of a Freehold Enfranchisement case for a Iver premises is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The remaining number of years on the lease was 69 years.

Are there frequently found defects that you encounter in leases for Iver properties?

Leasehold conveyancing in Iver is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain sections are erroneous. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall A duty to insure the building

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, The Royal Bank of Scotland, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the buyer to withdraw.