It is a dozen years since I acquired my property in Sherston. Conveyancing lawyers have recently been appointed on the sale but I can't track down the deeds. Is this a problem?

Don’t worry too much. First there is a chance that the deeds will be kept by the lender or they may stored with the lawyers who handled the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Sherston involves registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.

Is there a search tool that I can use to find out if the solicitor handling my conveyancing in Sherston is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus paying £175.00 in additional conveyancing invoice.

You should make the most of the find a lender approved solicitor tool on this web page. Please choose the lender and type ‘Sherston’ or your location and you will see a number of lawyer located in Sherston or by proximity to you.

I am buying a new build flat in Sherston. 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 conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Sherston

Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.

How do I use the search tool to locate a conveyancing solicitor in Sherston on the authorised to act for my mortgage?

Step one is to choose a lender such as Yorkshire Building Society, The Mortgage Works or Bank of Ireland then specify your preferred area such as Sherston. Conveyancing organisations in Sherston and across England and Wales will then be identified.

How and when do I incur the Stamp Duty Land Tax chargeable for my Sherston flat purchase?

Your conveyancer should complete a stamp duty return for you during your Sherston conveyancing transaction for you to sign. On completion your conveyancing practitioner will submit the STL application to the Inland Revenue and - assuming they have the funds - pay any tax bill due for you.