I am nearing exchange of contracts for my apartment in Burslem and the EA has just telephoned to advise that the purchasers are swapping law firm. The reason given is that the lender will only deal with property lawyers on their approved list. On what basis would a major mortgage company only work with specific solicitors rather the firm that they want to select to handle their conveyancing in Burslem ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies justify this action to a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some 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. Your purchasers are unlikely to have any impact on this.

Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Burslem so that I can attend their offices if required.

As opposed to twenty years ago, almost all mortgage companies no longer need their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide identification documents and there are still distinct advantages to using a locally based ayer, in your situation a conveyancing solicitor in Burslem.

I have been advised by my solicitor that flying freehold insurance is needed on my purchase. What is the level of cover for Burslem conveyancing?

The appropriate level of flying freehold indemnity insurance depends on your lender. It would differ for example between Halifax and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such insurances.

Is it correct that all Burslem CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?

A selection of lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.

How can we know in advance if a Burslem conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Burslem getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.

I have recently realised that I have Fifty years unexpired on my lease in Burslem. I am keen to extend my lease but my landlord is can not be found. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the freeholder. In some cases a specialist should be useful to conduct investigations and to produce an expert document which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court covering Burslem.

Burslem Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Its a good idea to find out as much as you can concerning the managing agents as they can either make your life much easier or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to daily issues such as the tidiness of the communal areas. Ask prospective neighbours if they are happy with them. In conclusion, be sure you understand the dates that you are obliged pay the service charge to the managing agents and specifically what it includes. Make sure you find out if there are any onerous prohibitions in the lease. By way of example it is reasonably common in Burslem leases that pets are not allowed in certain buildings in Burslem. If you love the propertyin Burslem but your cat is not allowed to make the move with you then you will be presented with a difficult choice. Does the lease have in excess of 82 years remaining?

Been reading online that Burslem solicitors are more expensive than licensed conveyancers in Burslem when it comes to purchasing a house. So is it better if I use a conveyancer or a solicitor if I am buying a house in Burslem.

When it comes to conveyancing in Burslem the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.