Me and my partner are hoping to buy a 3 bedroom apartment in Bestwood with a mortgage. We have a Bestwood conveyancer, however the mortgage company advise she’s not on their "panel". It appears that we have no choice but to select one of the lender panel conveyancing practices or continue with our Bestwood solicitor as well as pay for one of their panel ones to represent them. This feels very unfair; are we not able to require that the mortgage company use our Bestwood property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: 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. Another option that might be available is for your Bestwood conveyancing lawyer to apply to be on the conveyancing panel.

I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a residence in Bestwood? or I am told that there is an ancient law that could mean that owners of property residing in a parish church boundary will be compelled to pay for maintenance to the chancel within the church. Is this applicable for conveyancing in Bestwood?

Unless a prior purchase of the house took place post 12 October 2013 you could take it that lawyers conducting conveyancing in Bestwood to remain encouraging a chancel search and or insurance against a claim.

Is it possible to transfer to a new solicitor as I have to find one who is on the Nationwide Building Society conveyancing list. I hired a high street conveyancing solicitor in Bestwood five minutes from me but she is not approved by Nationwide Building Society

We will our best to assist in finding you a conveyancing solicitor in Bestwood on the Nationwide Building Society panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Bestwood. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Bestwood.

I am thinking of appointing a conveyancing solicitor in Bestwood for my sale. Is it possible to check a solicitor's record with the profession’s regulator?

Anyone can read documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator may recorded call for training purposes.

We expect to complete the disposal of our £375,000 garden flat in Bestwood on Tuesday in a week. The managing agents has quoted £348 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Bestwood?

For the majority of leasehold sales in Bestwood conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-exchange questions Where consent is required before sale in Bestwood Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Bestwood leasehold property is £350. For Bestwood conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Bestwood Leasehold Conveyancing - A selection of Queries Prior to Purchasing

This question is helpful as a) areas may cause problems in the building as the communal areas may start to deteriorate where services remain unpaid b) if the tenants have a dispute with the managing agents you will want to have full disclosure It is important to be aware whether window replacement or some other significant cost is anticipated to be shared by the tenants and will dramatically increase the the maintenance charges or result in a one time invoice. Is there a share of the freehold?