We are purchasing a 3 bedroom flat in Brixworth with a mortgage. We have a Brixworth solicitor, but the lender advise she’s not on their "panel". It seems we have no choice but to use one of the lender panel solicitors or keep our Brixworth solicitor and pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Brixworth conveyancing lawyer to apply to be on the conveyancing panel.

When will exchange of contracts take place for residential conveyancing in Brixworth and am I required to be at the solicitors office?

Where you are local to one of the conveyancing solicitors in Brixworth you are invited in to sign documents. That being said, the lender approved solicitors we recommend offer a countrywide conveyancing service and provide just as diligent and professional a job for you when communicating with you digitally. The signing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the firm to officially exchange at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Brixworth)to be in the office at the appropriate time.

Am I right to be concerned about brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Brixworth conveyancing company?

As with many service providers, often input from connections can be extremely useful or valuable. Yet there are lots of players in a conveyancing transaction; estate agents, financial adviser and banks might all recommend lawyers to use. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the recommendation. You are free to appoint your preferred conveyancer. You need to be aware that some banks have an approved list of solicitors you must use for the lender related work in your transaction.

My brother has recommend that I instruct his conveyancing solicitors in Brixworth. Should I use them?

No doubt it’s preferable to choose a conveyancing practitioner is to get guidance from friends or family who have actually used the conveyancer that you are considering.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Brixworth. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

The majority of houses in Brixworth are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Brixworth so you should seriously consider shopping around for a Brixworth conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your lawyer should appraise you on the various issues.

Leasehold Conveyancing in Brixworth - A selection of Queries Prior to buying

How much is the service charge and ground rent on the flat? The best form of lease arrangement is if the freehold title is in the ownership of the leaseholders. In this arrangement the tenants enjoy being in charge if their destiny and although a managing agent is frequently employed if it is larger than a house conversion, the managing agent is directed by the tenants. Please note if it is less than 80 years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are happy with remaining years on the lease. A short lease means that you will most likely need a lease extension sooner rather than later and it is worth finding out how much this will be. Remember, in most cases you would need to own the property for 24 months before you are eligible to carry out a lease extension.