My mortgage broker has requested my Dickens Heath lawyer’ panel member for the Nationwide conveyancing panel. Can you suggest how I obtain this. I have tried my local Dickens Heath office but they have not responded to me.

You are best placed to get this information from your Dickens Heath lawyer . They should have a central record lender panel numbers.

We are purchasing a apartment in Dickens Heath. I might seem paranoid but how we can trust a lawyer? At some point we have to put our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We are getting the release of further funds on our mortgage from Nationwide as we want to carry out improvements to our property in Dickens Heath. Are we obliged to choose a bricks and mortar Dickens Heath solicitor on the Nationwide conveyancing panel to handle the legals?

Nationwide don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Dickens Heath building society branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Dickens Heath conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

The solicitor must comply with the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Hoping to buy a property located in Dickens Heath and I am already nervous. I couldn't find anything specific about Dickens Heath. Conveyancing will be needed in due course but do you know about the Dickens Heath area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Dickens Heath. In the meantime here are some basic statistics that we found

Can you provide any advice for leasehold conveyancing in Dickens Heath from the perspective of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Dickens Heath can be bypassed where you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information needed by the purchasers’ conveyancers.
In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Dickens Heath state that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord consenting to such alterations. Where you fail to have the approvals to hand you should not contact the landlord without checking with your lawyer in the first instance. If you have the benefit of shareholding in the freehold, you should ensure that you have the original share certificate. Obtaining a duplicate share certificate is often a lengthy process and delays many a Dickens Heath conveyancing deal. Where a reissued share certificate is necessary, do contact the company officers or managing agents (if applicable) for this sooner rather than later. The majority of freeholders or Management Companies in Dickens Heath charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Dickens Heath. You may think that you are aware of the number of years left on your lease but you should double-check via your lawyers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is below 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

Dickens Heath Leasehold Conveyancing - Examples of Queries before buying

Does the lease include onerous restrictions? How many of the leaseholders are in arrears for their maintenance charge payments? Who manages the block?

Our lawyer in Dickens Heath has uncovered a a legal deficiency with the lease for the flat we are purchasing in Dickens Heath. The other side have offered title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.