It has come to my attention via my lender that my Albrighton the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be certain if this is indeed the case?

The sensible course of action for you to take is to contact your Albrighton conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to appoint a specialised conveyancing solicitor in Albrighton?

You should check but the the likelihood is that allocate you one of their panel solicitors if you want the "fee-free" deal. Call the bank and determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Albrighton.

I just bought a house at auction in Albrighton. Conveyancing is needed. What is next?

Now that you are legally bound yourself to purchase you must find a conveyancing practitioner quickly as you now have a pending a fixed date to complete the property. An auction property will ordinarily have an associated legal pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should hand this to the conveyancer instructed by you ASAP. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

My conveyancer has informed me that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Albrighton?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being a right pain. The Albrighton solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Albrighton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

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

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

My step-son is embarking on her first house purchase, he had his mortgage in principle. When the seller agreed the offer on the flat we called the building society to issue the formal offer. We were shocked to hear that mortgage companies do not accept all conveyancer, they need to be on their approved list, is this correct?

Mortgage Companies normally restrict either the type or the number of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Albrighton property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.