I am buying residence in Burslem. My Solicitor has never been on on the bank conveyancing list. Am I still permitted to retain my Burslem conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?

One must have a lawyer to deal with the legal work required if you need a loan to buy your home. They will carry out all the appropriate legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is in order. You can instruct a Burslem conveyancing practitioner of your choice. However, if the solicitor appointed is not on the bank approved list further charges will be levied as separate legal representation will be need by the lender. Lender panel applications can be submitted, so provided your solicitor has not previously applied for membership they should take the chance to apply.

How does conveyancing in Burslem differ for newly converted properties?

Most buyers of new build residence in Burslem approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because new home sellers in Burslem tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Burslem or who has acted in the same development.

Do I need to be concerned about third parties that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Burslem conveyancing company?

As with lots of professional services, often referrals from family and friends can be worth their weight in gold. But there are lots of parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks may suggest solicitors to choose. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the recommendation. You are free to appoint your own lawyer. You need to be aware that the majority of banks specify a panel list of conveyancers you must use for the mortgage aspect of your home move.

I need to instruct a conveyancing practitioner in Burslem for my remortgage. Is it possible to see a firm’s record with the profession’s regulator?

Members of the public can read documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.

Can you provide any top tips for leasehold conveyancing in Burslem with the purpose of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Burslem can be avoided if you get in touch lawyers the minute your agents start marketing the property and ask them to collate the leasehold information needed by the purchasers’ conveyancers.
The majority of freeholders or managing agents in Burslem charge for supplying management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Burslem. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to ongoing. You believe that you know the number of years left on your lease but you should double-check via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is below 75 years. It is therefore important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

Burslem Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing

It would be sensible to find out as much as possible about the managing agents as they can either make your life much easier or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters such as the cleanliness of the communal areas. Don't be shy to ask other tenants if they are happy with them. Finally, be sure you understand the dates that the service charges are due to the managing agents and specifically how they are spending the funds. Please note if it is fewer than eighty years it will affect the value of the property. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you would be be obliged to have been the owner of the premises for a couple of years before you are legally able to extend the lease. Is the freehold reversion owned collectively by the leaseholders?