I had intended to instruct a conveyancing solicitor in Kelsall for our home move. Our broker informed us that our bank Godiva Mortgages Ltd won't deal with them. Surely this is unduly restrictive?

Lenders on the whole imposes restrictions either the category or the amount of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the type of firm, some have reduced the amount of firms they allow to represent them. Be aware that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago even though there remains mixed views about the level of solicitor engagement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Kelsall only conduct very few conveyances a year.

We are due to move home in January. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Kelsall. Conveyancing lawyer was chosen before I stumbled across this website.

On the afternoon of completion you can collect the house keys from your selling agent but this can only take place after the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be released. After that you can inform the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you find a conveyancing in Kelsall or a firm that specialises in conveyancing in Kelsall.

I have paid off my mortgage with Lloyds. I assume I don't need a Kelsall conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

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 called into my local Kelsall building society branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Kelsall conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Provided that the property lawyer is on the lender panel, they must follow the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

What does a local search inform me about the property we're buying in Kelsall?

Kelsall conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays a central part in many a Kelsall conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

I am looking for a flat up to £235,500 and found one round the corner in Kelsall I like with amenity areas and transport links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Kelsall in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

Is it possible to transfer to a new conveyancer as I need to find one who is on the Nottingham Building Society conveyancing list. I hired a high street conveyancing solicitor in Kelsall round the corner but the firm is not accepted by Nottingham Building Society

We will our best to assist in finding you a conveyancing solicitor in Kelsall on the Nottingham Building Society panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Kelsall. In making use of the find a conveyancing solicitor tool on this website, you can compare costs for conveyancing solicitors in Kelsall and beyond.