My conveyancer has identified a defect with the lease for the flat we are purchasing in Wheathampstead. The other side have offered defective title insurance as a solution. We are happy with insurance and will pay for it. Our says that he must ensure that the lender is content with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender 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 will have no choice but to discontinue acting for you.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to appoint a Wheathampstead based conveyancing firm?

You should check but the the probability is that appoint one of their panel lawyers should you accept the "fee-free" offer. Contact the bank to see if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Wheathampstead.

I used Action Conveyancing several years ago for my conveyancing in Wheathampstead. Now, I need the files however the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wheathampstead of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

What does commercial conveyancing in Wheathampstead cover?

Commercial conveyancing in Wheathampstead covers a wide array of advice, offered by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

Wheathampstead Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to buying

Can you inform me if there are any major works on the horizon that will increase the maintenance costs? How many of the leaseholders are in arrears for their service charge payments? Is the freehold owned collectively by the leaseholders?