The Barton under Needwood conveyancing firm handling our Barton under Needwood conveyancing has identified a difference between the information in the home valuation survey and what is revealed within the title deeds. My solicitor has advised that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance legitimate?

Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

We wanted to use a property lawyer in Barton under Needwood for our home move. Our financial adviser informed us that our mortgage lenders Chelsea Building Society won't deal with them. Surely this is unduly restrictive?

Mortgage Companies in the main imposes restrictions either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few banks have decided to limit the number of firms they permit to act for them. Be aware that Chelsea Building Society have no responsibility for the quality of advice provided by any member of Chelsea Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there are mixed views about the level of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Barton under Needwood only carry out one or two conveyances a year.

We were going to get a AIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Barton under Needwood solicitors on the TSB conveyancing panel, or is it better to go independently?

You will need to appoint Barton under Needwood solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

My fiancee and I are spending time looking at apartments in Barton under Needwood and I am now considering a potential offer. Should I already have a lawyer in place at this stage? I will be getting a mortgage with TSB.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.

The formalities of my purchase has taken place for my property in Barton under Needwood. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Barton under Needwood is the location of the property. Is there any guidance you can impart?

Flying freeholds in Barton under Needwood are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Barton under Needwood you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barton under Needwood 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.

Can you provide any advice for leasehold conveyancing in Barton under Needwood from the point of view of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Barton under Needwood can be avoided if you get in touch lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ conveyancers.
The majority of freeholders or Management Companies in Barton under Needwood charge for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Barton under Needwood. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Barton under Needwood state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord approving such works. Should you dont have the consents to hand you should not contact the landlord without contacting your conveyancer first. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be warry about purchasing a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as over as opposed to unsettled. A minority of Barton under Needwood leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.

Leasehold Conveyancing in Barton under Needwood - Sample of Queries Prior to Purchasing

The answer will be important as a) areas can result in problems for the building as the common areas may begin to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the managing agents you will wish to know about it Best to be warned whether fixing the lift or some other major work is pending that will be shared amongst the tenants and will materially impact the level of the service costs or result in a one time invoice. What prohibitions exist in the Barton under Needwood Lease?