We are getting closer to an exchange on a property in Oakley and my parents have sent the ten percent deposit to my solicitor. I am now advised that as the deposit has not come from me my lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The property lawyer is obliged to check with the bank to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

The Oakley conveyancing lawyers that just started acting on my house acquisition in Oakley have without warning closed. They were on acting for me because I had to have a firm on the HSBC conveyancing panel and my preferred Oakley lawyer was not. I issued them a cheque for two hundred pounds in advance. What do I do now?

If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC 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 solicitors may be able to assist.

Can you point me to a directory of Nottingham panel conveyancers in Oakley on the Council of Mortgage Lender’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings available online. Where you are seeking to appoint a Oakley lawyer on the Nottingham please use our facility.

I have instructed a Oakley property lawyer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Oakley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Lloyds have agreed my mortgage in principle, my bid on a apartment in Oakley has been accepted, what happens next?

The property agent will need to be advised as to your lawyer's details (ensure that the solicitors are on the lender’s panel). Contact Lloyds or the financial adviser and complete any outstanding paperwork. Lloyds will appoint a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Lloyds will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Oakley.

Various web forums that I have visited warn that are a common cause of obstruction in Oakley conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Oakley.

Just had an offer accepted on a new build flat in Oakley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Oakley

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.