My wife and I are acquiring a newly built apartment in Ludlow and my lawyer is advising me that she has to the bank to disclose incentives from the developer. The Estate Agents are hassling me to exchange and I have no desire to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Having sold my house in Ludlow last June yet the purchaser is whats apping me to say his conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities following completion?

Following your house sale your conveyancer is committed to send the transfer documentation and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your lawyer must also confirm that the mortgage has been discharged to the buyers solicitors. There are no post completion procedures peculiar conveyancing in Ludlow.

I had intended to instruct a property lawyer in Ludlow for our house purchase. Our broker has since advised us that our mortgage lenders Aldermore won't deal with them. Surely this is unfair competition?

Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Ludlow conveyancing firms would have been on many bank panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and their employees as well as establishing certain criteria such a completing on a minimum number of conveyancing. Many Ludlow conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Ludlow is amongst the hundreds of areas where the lawyers we recommend are on the panel for Aldermore.

About to purchase a new build apartment in Ludlow. 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 conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ludlow

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I am one month into a freehold purchase having been referred to solicitors by the high street agent to perform conveyancing in Ludlow. I am am starting to be disappointed with the level of service. Could you help me find new lawyers?

A lawyer would need to be really bad in order to consider changing them. Has the loan offer been generated? If so you must make them aware of the new contact details and get the loan are re-issued. Your solicitor ideally needs to be on the banks panel to avoid escalating costs and complications. That should be your first question of the new conveyancers. The find a solicitor tool can help you find a bank approved solicitor for your conveyancing in Ludlow