We are purchasing a 1 bedroom flat in Bilborough with a mortgage. We like our Bilborough lawyer, however the lender says he's not on their "panel". It seems we have little option but to use one of the lender panel solicitors or keep our Bilborough conveyancing practitioner as well as pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you 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 Bilborough conveyancing lawyer to apply to be on the conveyancing panel.

I have recentlydiscovered that Wolstenholmes have closed. They carried out my conveyancing in Bilborough for a purchase of a freehold house 9 months ago. How can I be sure that my home is not still registered in the name of the previous owner?

The quickest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bilborough conveyancing specialists.

Just had an offer accepted on a new build apartment in Bilborough. 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 conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bilborough

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Due to the guidance of my in-laws I had a survey completed on a house in Bilborough ahead of instructing lawyers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some lenders tend refuse to give a loan on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bilborough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bilborough to see if the conveyancing will be more expensive.

What are the frequently found deficiencies that you witness in leases for Bilborough properties?

There is nothing unique about leasehold conveyancing in Bilborough. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, The Mortgage Works, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.

Bilborough Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

Is the freehold reversion owned collectively by the leaseholders? Please note if it is fewer than 80 years it will affect the salability of the apartment. It is worth checking with your bank that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and it is worth discovering what this would cost. For most Bilboroughlease extensions you would be required to have owned the residence for two years in order to be legally able to carry out a lease extension. Does the lease contain onerous restrictions?