I am under pressure from the owner of a property in Emersons Green to complete within four weeks. What can be done to expedite the conveyancing process?

First, If you are under time constraints to sign contracts it is highly recommended that your lawyer is familiar with the location as they will have local relationships and know-how. It is possible that they may have transacted previoushomes in the same neighbourhood. Therefore consider using a Emersons Green conveyancing firm. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is said that just under twenty per cent of Emersons Green conveyancing transactions are frustrated or derailed after discovering a buyer’s solicitor was not on their mortgage lender’s member panel. This can often result in the buying process being held up by an average of three weeks. It is estimated that this issue affects approximately 100,000 home sales every year. Almost all Emersons Green conveyancing firms can not represent certain mortgage companies so do check as early as possible.

My Conveyancer in Emersons Green has never been on on the Accord Mortgages Ltd Conveyancing Panel. Is it possible for me to use my family solicitor even though they are not on the Accord Mortgages Ltd panel of approved conveyancing solicitors?

The limited options open to you here include:

1. Carry on with your preferred Emersons Green solicitors but Accord Mortgages Ltd will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and result in delays.
2. Find an alternative practitioner to act in the conveyancing, obviously checking they are Accord Mortgages Ltd approved.
3. Persuade your Accord Mortgages Ltd solicitor to attempt to join the Accord Mortgages Ltd panel

When it comes to lenders such as Barclays, do Emersons Green lawyers incur an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I have paid off my mortgage with Lloyds. I assume I don't need a Emersons Green conveyancing practitioner on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

About to purchase apartment in Emersons Green. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Emersons Green lawyer is on the Kent Reliance conveyancing panel.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Emersons Green is the location of the property. What do you suggest?

Flying freeholds in Emersons Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Emersons Green you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Emersons Green may ascertain 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 premises.

My wife and I purchased a leasehold flat in Emersons Green. Conveyancing and Accord Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Emersons Green who acted for me is not around. Any advice?

First contact the Land Registry to make sure that this person is in fact the new freeholder. There is no need to instruct a Emersons Green conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Emersons Green Leasehold Conveyancing - Sample of Questions you should ask before buying

This question is helpful as a) areas could result in problems for the block as the common areas may begin to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the managing agents you will wish to have all the details Many Emersons Green leasehold properties will incur a service bill for the upkeep of the block set by the freeholder. Should you purchase the apartment you will have to meet this charge, usually in instalments accross the year. This can be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all likelihood there will be a rentcharge to be met annual, ordinarily this is not a large amount, say around £25-£75 but you need to check it because on occasion it can be many hundreds of pounds. Best to be warned whether a new roof is being put on or some other major work is pending that will be shared between the leasehold owners and may well materially increase the the service costs or result in a one off invoice.