The Pyle conveyancing firm that I appointed last week on my purchase in Pyle have without warning shut down. I only went with them because I needed a firm on the Bank of Ireland conveyancing panel and my family Pyle lawyer was not. I sent them a cheque for two hundred pounds in advance. What should be my next steps?

If you have an estate agent involved then inform them straight away so that they can let the sellers know 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 will need to 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 assist.

five months have gone by since my purchase conveyancing in Pyle took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing a new build house in Pyle benefiting from help to buy. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The sale representative suggested that I not inform my lawyer about this extras as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 am hoping to sign contracts shortly on a studio apartment in Pyle. Conveyancing solicitors assured me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Pyle should include some of the following:

You should be told what constitutes a Nuisance in the lease The physical ownership of the premises. This could be the flat itself but may incorporate a roof area or cellar if appropriate. Are you allowed to have a pet in the flat? You should have a good understanding of the building insurance obligations Where does the liability rest for maintaining the window frames

Pyle Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

You should want to find out as much as possible concerning the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to practical issues such as the cleanliness of the common parts. Ask other people if they are happy with them. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes. You should be aware if it is no more than eighty years it will affect the marketability of the flat. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Pylelease extensions you would be required to have been the owner of the property for two years before you are legally able to extend the lease.

My work colleague mentioned that before choosing a conveyancing firm they must be approved by your mortgage company. It happens to be my first home move but I have an offer in principle with Halifax and I already have a bricks and morter conveyancing solicitor in Pyle in place. Does Birmingham Midhshires need an approved lawyer to be instructed? Does a list of panel firms even exist for my conveyancing in Pyle?

You need to instruct a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is call your preferred Pyle conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have a number of alternatives open to you here:

• Complete the purchase with your chosen Pyle conveyancer but Birmingham Midhshires will undoubtedly appoint a property lawyer on their approved list. This will result in additional fees and probable frustration.
• Appoint a fresh conveyancer to act in the purchase, obviously checking they are on the Birmingham Midhshires conveyancing panel.
• Convince your conveyancing practitioner to seek to join the bank panel.