I have an AIP. The lender mentioned the loan came with free conveyancing. Does this mean I have to appoint their panel lawyer as I would much rather instruct a specialised conveyancing solicitor in Lapworth?

You should check but the the probability is that appoint one of their panel lawyers should you accept the "fee-free" offer. Contact the bank to check if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Lapworth.

Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Lapworth. Do I receive the keys to the house on the completion date from my solicitor? If so, I will instruct a local conveyancing solicitor in Lapworth?

On the day of completion you will not be required to go to the conveyancers office in Lapworth. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.

Is it the case that all Lapworth solicitors on the Principality conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.

I have decided to exercise my right to buy my property in Lapworth off the council. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Lapworth?

Its becoming the norm that commercial conveyancing solicitors in Lapworth will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Lapworth. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lapworth.

For every commercial conveyancing transaction in Lapworth it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Lapworth commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Lapworth.

We're FTB’s - agreed a price, but the property agent advised that the owners will only issue a contract if we appoint their preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor who is familiar with conveyancing in Lapworth

It is unlikely the owners are behind this. Should the owner require ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Lapworth conveyancing solicitors - as opposed tothose that will provide the negotiator at the agency a referral fee or hit his conveyancing thresholds demanded by HQ.

My wife and I purchased a leasehold flat in Lapworth. Conveyancing and Barnsley Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Lapworth who previously acted has long since retired. Do I pay?

First make enquiries of HMLR to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Lapworth conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I purchased a split level flat in Lapworth, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Lapworth with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2097

You have 72 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.