I am buying a brand new duplex in Drybrook and my solicitor is informing me that she is duty bound to the mortgage company to reveal incentives from the developer. The Estate Agents are hassling me to exchange and I don't want to delay matters. is my lawyer playing by the book?

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

Is it the case that all Drybrook CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

A selection of lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

I have paid off my mortgage with . I assume I don't need a Drybrook on the panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being problematic. The Drybrook solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Me and my brother purchased a terraced Edwardian house in Drybrook. Conveyancing solicitor acted for me and . I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Drybrook and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing lawyer who conducted the work.

In my capacity as executor for the estate of my aunt I am disposing of a property in Monmouth but live in Drybrook. My lawyer (based 260 kilometers awayneeds me to sign a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Drybrook to witness this legal document for me?

Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Drybrook based

I have just started marketing my ground floor apartment in Drybrook. Conveyancing solicitors are to be appointed soon, but I have recently received a quarterly maintenance charge invoice – what should I do?

The sensible thing to do is clear the invoice as normal because all ground rent and maintenance payments will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Drybrook Leasehold Conveyancing - A selection of Questions you should ask Prior to buying

In the main the outlay for major works tend not to be incorporated into the service charges, albeit that a few managing agents in Drybrook obliged tenants to contribute towards a sinking fund and this is used to offset against major works. The answer will be useful as a) areas could result in problems in the building as the common areas may start to deteriorate where repairs are not paid for b) if the tenants have an issue with the managing agents you will wish to have all the details Are any of leasehold owners in arrears of their service charge liability?