Much to our surprise we have been advised by our lender that my Bakewell property lawyer is not on the lender Conveyancing panel. How can I be certain if this is indeed the case?

The best course of action for you to take is to call your Bakewell lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

We are selling our home in Bakewell and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Bakewell lawyer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Bakewell. We have lived in Bakewell for 4 years we know of no issue. Should we contact our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am buying a new build flat in Bakewell. Conveyancing is daunting 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.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bakewell

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I need to instruct a conveyancing solicitor in Bakewell for my remortgage. Is there any facility to review a firm’s complaints history with the legal regulator?

Members of the public may see published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may recorded call for training requirements.

If all goes to plan we aim to complete our sale of a £400,000 apartment in Bakewell in just under a week. The management company has quoted £348 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Bakewell?

Bakewell conveyancing on leasehold flats nine out of ten times necessitates fees being levied by managing agents :

Answering pre-exchange enquiries Where consent is required before sale in Bakewell Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Bakewell leasehold premises is £350. For Bakewell conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

Bakewell Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

The best form of lease arrangement is a share of the freehold. In this arrangement the leaseholders enjoy being in charge if their destiny and although a managing agent is often retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Does the lease contain onerous restrictions? How long is the Lease?