I am selling my apartment in Belbroughton and the EA has just telephoned to warn that the buyers are appointing a new solicitor. The reason given is that the bank will only work with property lawyers on their approved list. Why would a leading lender only work with specific lawyers rather the firm that they want to select for their conveyancing in Belbroughton ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.

My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Belbroughton. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?

Given you intend to refinance then will insist on your using a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

I am assisting my aunt sell her house in Belbroughton. Does the solicitor arrange the energy performance certificate or do I organise this?

Following the demise of Home Information Packs, energy assessments was kept a required element of selling a house. An energy performance certificate needs to be to hand prior to the property being marketed. This is not as aspect of the sale process that law firms normally organise. Where you are instructing a Belbroughton conveyancing practitioner they might be willing to arrange energy assessments given their contacts with reputable local energy assessors

Does a directory service exist listing panel solicitors in Belbroughton on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lenders make their panel listings visible over the internet. Where you are seeking to appoint a Belbroughton on the please make the most of our tool.

I recently had an offer agreed on an apartment in Belbroughton. My financial adviser pressured me to appoint their . I paid an upfront payment of £150. A few days later, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I acquired a 1 bedroom flat in Belbroughton, conveyancing was carried out 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Belbroughton with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 50

With 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

How and when do I incur the Stamp Duty Land Tax payable for my purchase in Belbroughton?

The majority of s will complete a Land Transaction Return Form on your behalf during your Belbroughton purchase transaction for you to sign. After completion your will submit the STL application to the Inland Revenue and - as long as they have the funds - settle any tax bill liability on your behalf.