I am expecting a offer of a home loan from Lloyds. I hope to enlist the help of a Licensed Conveyancer in West Byfleet. Does the Lloyds Conveyancing panel allow for conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

My bid for a property was accepted at auction in West Byfleet. Conveyancing is needed. What are my next steps?

Now that you are to in every practical sense signed on the dotted line you must hire the services of a conveyancing solicitor soon as you now have a tight a drop dead date to complete the property. An auction property will have a corresponding legal pack. This will likely include evidence of title and search results. If you have purchased leasehold premises the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to hand this to the solicitor working for you as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

I happen to be the single recipient of my late mum's will with all property in now in my sole name, including the my former home in West Byfleet. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in December. Do I have to wait half a year to sell?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view banks take of it, depend on the mortgage company as this requirement is principally there to identify the purchase and immediately sell or the flipping of properties.

I have finally had an offer on a maisonette in West Byfleet agreed to, the vendors do however have an associated purchase. The sellers have offered on somewhere, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have chosen a high street conveyancing solicitor in West Byfleet. What should be my next step? At what stage do I apply for the mortgage with RBS?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, West Byfleet conveyancing search fees, etc). The first course of action is to ensure that your property lawyer is on the RBS approved list. Concerning the subsequent steps this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a hot market some home buyers will apply for a home loan with RBS and pay for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with the conveyancing in West Byfleet.

I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in West Byfleet for a purchase of a freehold house 10 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The quickest way to check 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 West Byfleet conveyancing specialists.

Back In 2004, I bought a leasehold house in West Byfleet. Conveyancing and Nottingham Building Society mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in West Byfleet who acted for me is not around. Do I pay?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a West Byfleet conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

West Byfleet Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

It would be sensible to enquire if the the lease includes any adverse restrictions in the lease. For example it is reasonably common in West Byfleet leases that pets are not allowed in in a block in West Byfleet. If you love the apartmentin West Byfleet however your dog is not allowed to make the move with you then you will be faced hard choice. Its a good idea to find out as much as you can about the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the cleanliness of the communal areas. Ask prospective neighbours what they think of their service. On a final note, be sure you discover the dates that the maintenance charges are due to the managing agents and specifically how they are spending the funds. For many West Byfleet leaseholds the cost for major works are not included within service charges, although a few managing agents in West Byfleet obliged tenants to pay into a sinking fund and this is used to offset against major repairs or maintenance.

Our lawyer in West Byfleet has discovered a a problem with the lease for the apartment we are buying in West Byfleet. The other side have offered defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the mortgage company?

Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your West Byfleet conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. These conveyancing instructions have to be complied with by the lender conveyancing panel who has to balance acting for you and the bank