I am not in a position to travel far from Bloxwich. What is the rationale as to why all Bloxwich conveyancers are not on all mortgage company panels?

Lenders tend to impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. A common example of such criteria being that the practice needs to have two or more partners. In addition to restricting the structure of firm, some building societies decided to reduce the size of their panel they allow to act for them. It is worth noting that banks have no accountability for the accuracy of service given by any Bloxwich lawyer on their approved list. Property fraud was the main trigger for the rationalisation of solicitor panels a few years ago notwithstanding that there are conflicting opinions about whether solicitors sat at the center of that fraud. Data via HM Land Registry reveal that thousands of conveyancing firms only carry out less than three conveyances a year. Those advocating conveyancing panel cuts ask why conveyancing firms should have the right to remain on a lender panel when clearly property law is not their primary expertise?

It is is a decade since I bought my house in Bloxwich. Conveyancing lawyers have recently been retained on the sale but I am unable to find my title documents. Will this cause complications?

Don’t worry too much. First the deeds may be with the lender or they may be in the possession of the lawyers who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Bloxwich involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.

I opted to have a survey carried out on a house in Bloxwich before retaining solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies may not issue a loan on such a property.

It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bloxwich. Conveyancing may be slightly more expensive based on your lender's requirements.

I'm remortgaging my existing house to a buy to let mortgage with Chelsea Building Society and intend to use the remaining equity as a deposit on another property. The neighborhood we are talking about is Bloxwich. Will your solicitors be able to act for the two lenders and tie in the transactions?

Make use of our comparison tool on this page to ensure that the lawyers are approved by both mortgage companies. Having checked that they are the lawyer will be able to connect the two conveyancing matters but you should have a chat with you conveyancer and communicate your expectations and requirements.

Due to exchange soon on a studio apartment in Bloxwich. Conveyancing solicitors assured me that they will have a report out to me on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Bloxwich should include some of the following:

Repair and maintenance of the flat What the implications are if you have violated the provisions of the lease? It needs to be made clear to you if the lease permits you to change or improve anything in the flat- you must be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary Responsibility to repair and maintain the block. It is important that you know who is duty bound to repair and maintenance of all parts of the block and communal areas Your lawyers should enable you to have an understanding of the insurance requirements

I acquired a garden flat in Bloxwich, conveyancing having been completed in 2011. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Bloxwich with over 90 years remaining are worth £180,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2081

With just 58 years unexpired the likely cost is going to range between £22,800 and £26,400 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.