What is the difference between a licensed conveyancer and conveyancing solicitor in Belper

Two types of professional can carry out conveyancing in Belper namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the disposal or purchase of property. They are both obliged to execute Belper conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally carried out and that the necessary steps should be appropriately attended to.

When it comes to mortgage companies such as Santander, do Belper property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Belper building society branch on numerous occasions and was told they are content with the situation and they will lend. My Belper conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?

Provided that the lawyer is on the lender panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

My friend advised me that where I am purchasing in Belper I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually included in the estimate for your Belper conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Belper around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Belper Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Belper.

I opted to have a survey completed on a property in Belper prior to appointing conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders will refuse to give a mortgage on a flying freehold premises.

It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Belper. Conveyancing will be smoother if you use a solicitor in Belper especially if they regularly deal with such properties in Belper.

I need to find a conveyancing solicitor for some conveyancing in Belper. I happened to chance upon a web site which seems to have the perfect answer If there is a chance to get all this stuff done via phone that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My husband and I are hoping to buy a four room flatin Belper with a loan from a mortgage company. We wish to instruct our conveyancer in Belper but our lender says he's not on their "panel". We have to appoint from the our bank panel solicitors or stay with our Belper solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage company mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. in the past, most mortgage companies had open panels, including many conveyancing solicitors in Belper : 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for your mortgage company.