Me and my husband are acquiring a maisonette in Heath. My lawyer has never been on on the bank approved panel. Can I still retain my Heath conveyancing solicitor even though they are excluded from the bank panel?

You have a number of choices open to you here

• Proceed with your chosen Heath solicitor but your bank will need to retain a conveyancer on their conveyancing panel. This will result in additional fees and potential frustration.
• Appoint a fresh conveyancer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
• Convince your solicitor to do everything within their powers to get listed on the bank’s conveyancing panel

It is 10 years ago since I purchased my home in Heath. Conveyancing solicitors have just been instructed on the sale but I can't track down my title documents. Is this a major issue?

You need not be too concerned. Firstly the deeds may be kept by your mortgage company or they may be in the possession of the conveyancers who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Heath involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.

Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Heath so that I can pop in to their offices when needed.

Nowadays approved lawyers for mortgage companies undertake the vast majority of communications via Royal Mail, internet or over the phone. This enables them to carry out the conveyancing transaction regardless of where you live in the country. However you should check if you can still book an appointment to visit conveyancing lawyer if you prefer.

I've found a house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Heath. Conveyancing advisers have not yet been appointed. Will they explain the issues?

The majority of houses in Heath are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Heath in which case you should be looking for a Heath conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your lawyer should appraise you on the various issues.

Heath Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

It would be wise to find out as much as possible regarding the managing agents as they can either make life much easier or uncomfortable. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to practical matters like the cleanliness of the common parts. Don't be shy to ask other tenants whether they are happy with them. On a final note, be sure you know the dates that you are obliged pay the service charge to the relevant party and precisely what it includes. The answer will be helpful as a) areas could result in problems in the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the leaseholders have a dispute with the running of the building you will need to have full disclosure

I note that you have a search directory identifying firms on the bank conveyancing panel. Do Heath conveyancing companies pay you a commission if I retain them for my house purchase?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Heath.