Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Little Mill. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in Little Mill?

On the day of completion you do not need to go to the conveyancers office in Little Mill. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and once they have received this, you will be called to receive the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.

Is it the case that all Little Mill solicitors on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.

I have decided to exercise my right to buy my property in Little Mill off the council. I have a mortgage agreed with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

It has been four months following my purchase conveyancing in Little Mill concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Just had an offer accepted on a new build apartment in Little Mill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Little Mill

There must be mutual enforceability of lessee’s covenants. 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Little Mill is the location of the property. Can you shed any light on this issue?

Flying freeholds in Little Mill are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Little Mill you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Little Mill may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

As co-executor for the will of my grandmother I am selling a residence in Newport but reside in Little Mill. My solicitor (approximately 200 miles awayhas requested that I sign a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Little Mill who can witness this legal document for me?

Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Little Mill based