My mortgage broker says he needs my Ironbridge law firm’s panel reference for the Nationwide conveyancing panel. How do I obtain this. I have tried my local Ironbridge branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Ironbridge conveyancer . Most Ironbridge law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

We're in Ironbridge, First time buyers purchasing with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I'm at the point of viewing flats in Ironbridge and I am about to put in an offer. Is it wise to have my property lawyer on ‘stand by’? I intend to finance via a home loan with Skipton.

It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are obtaining a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.

Santander have agreed my home loan in principle, my bid on a apartment in Ironbridge has been agreed to, now what?

The estate agent will wish to know who your solicitors are (make sure the lawyers are on the bank’s approved list). Contact Santander or your broker and finish off any appropriate forms. Santander will instruct a valuer who will get in touch with the estate agent or vendor to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Santander will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ironbridge.

Our sealed bid on a semi in Ironbridge has been accepted, the owners do however have a dependent purchase. The owners have offered on on an apartment, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Ironbridge. What should be my next step? At what stage should I apply for the mortgage with HSBC?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then valuation, Ironbridge conveyancing search charges, etc). The first thing to do is check that your lawyer is on the HSBC approved list. As to the subsequent stages this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. During a buoyant market the majority of home buyers would apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with the conveyancing in Ironbridge.

I'm converting the mortgage on my primary property to a BTL loan with Clydesdale and intend to use the remaining equity as a deposit on a second house. The area we are looking at is Ironbridge. Will your lawyers be able to act for both sets of lenders and link together the two deals?

Do use our comparison tool on this site to be sure that the lawyers are on the appropriate lender panels. Having checked that they are the lawyer should be able to simultaneously deal with the two deals but you should talk with you lawyer and make apparent your desired outcome and requirements.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £475,000 flat in Ironbridge in 5 days. The freeholder has quoted £396 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Ironbridge?

Ironbridge conveyancing on leasehold maisonettes nine out of ten times necessitates administration charges invoiced by managing agents :

Addressing pre-contract enquiries Where consent is required before sale in Ironbridge Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Ironbridge leasehold property is £350. For Ironbridge conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Ironbridge Conveyancing for Leasehold Flats - Examples of Queries before buying

Does the lease have more than 90 years remaining? Are any of leasehold owners in arrears of their service charge liability? The prefered form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this situation the tenants benefit from being in charge if their destiny and although a managing agent is often employed where the building is larger than a house conversion, the managing agent is directed by the tenants.