My solicitor has identified a a problem with the lease for the apartment we are buying in Rayners Lane. The other side have offered defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must ensure that the bank is willing to move forward with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

I have recentlybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Rayners Lane for a purchase of a freehold house 9 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?

The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rayners Lane conveyancing specialists.

About to purchase a new build apartment in Rayners Lane. Conveyancing is a frightening process 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.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Rayners Lane

Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Rayners Lane and how can your lawyers assist?

The particular law that you refer to gives a safeguard to commercial lessees, giving them the right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Rayners Lane

Is it best to appoint a Rayners Lane conveyancing lawyer who is local to the property I am buying? We have a good friend who can deal with the legal work but her office is approximately 350kilometers away.

The primary upside of using a local Rayners Lane conveyancing practice is that you can pop in to sign paperwork, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and they were happy that should surpass using an unfamiliar Rayners Lane conveyancing solicitor solely due to them being based in the area.