We expect to receive a DIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Ware solicitors on the Clydesdale conveyancing panel, or is it better to go independently?

You will need to appoint Ware solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

I'm in the process of looking at flats in Ware and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I will be getting a mortgage with Yorkshire BS.

It would be advisable to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are obtaining a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.

I have decided to exercise my right to buy my property in Ware off the council. I have a mortgage offer with Skipton. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Ware for a purchase of a freehold house 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The easiest way to see if the premises is in your name, you can make 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 Ware conveyancing specialists.

My husband and I are first time buyers - agreed a price, yet the agent told us that the owners will only go ahead if we appoint their recommended conveyancers as they want a ‘quick sale’. We would rather use a local solicitor used to conveyancing in Ware

We suspect that the seller is unaware of this request. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is not the way to achieve this. Try to communicate with the sellers directly and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to appoint your preferred Ware conveyancing lawyers - rather thanthose that will provide their negotiator at the agency a kickback or meet his conveyancing targets pre-set by HQ.

I own a leasehold house in Ware. Conveyancing and Britannia mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Ware who previously acted has now retired. Any advice?

First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Ware conveyancing firm to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Ware - Examples of Queries Prior to Purchasing

Please note if it is fewer than eighty years it will impact the value of the apartment. Check with your mortgage company that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Warelease extensions you will be be obliged to have owned the premises for two years before you are eligible to extend the lease. Make sure you discover if the the lease contains any onerous restrictions in the lease. By way of example it is very common in Ware leases that pets are not allowed in certain buildings in Ware. If you like the apartmentin Ware but your cat can’t live with you then you have a very hard compromise.

Online reading suggests that Ware solicitors are more costly than licensed conveyancers in Ware when it comes to buying a property. Am I better off using a conveyancer or a solicitor where I am buying for my home move in Ware.

When it comes to conveyancing in Ware the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.