I can't travel far from Littleover. What is the rationale as to why all Littleover property lawyers are not on all lender panels?

As inequitable as it may appear for mortgage companies to limit who can act for them, from the public’s or lawyer’s point of view, the other side of the coin is that lending institutions are becoming ever more anxious and feel it necessary to defend themselves against illegal activities. As a result of this concern banks have reduced their panel of approved conveyancing lawyers to a size that they are happy to control.

We note that you have a search directory listing firms on the UBS conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Littleover?

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

I am helping my sister sell her flat in Littleover. Will the conveyancer commission an energy assessment or it is for the owner to coordinate?

After the abolition of HIPs, energy assessments was left as a required component of moving property. An EPC should be to hand before the property is put on the market. It is not something that lawyers normally organise. If you are using a Littleover conveyancing practitioner they might be willing to arrange energy performance certificates given their relationships with long established local energy assessors

It is not clear whether my lender requires a lease extension. I have called my Littleover building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Littleover conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their published requirements. Who do I believe?

The conveyancer has to follow the CML Handbook section two specifications for your 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

My sealed bid on a detached house in Littleover has been accepted, but there is a chain. The owners have offered on somewhere, but it’s not been accepted yet, and are looking at other properties booked. I have instructed a local conveyancing solicitor in Littleover. What should be my next step? At what point do I apply for the mortgage with Co-operative?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Littleover conveyancing search costs, etc). The first course of action is to check that your conveyancer is on the Co-operative conveyancing panel. Concerning the next steps this very much dictated by the specifics of your case, motivation for this property and on the state of the market. In a rising market some home buyers will apply for a home loan with Co-operative and arrange for the valuation and only if it was satisfactory would they request their conveyancer to press on with the conveyancing in Littleover.

I own a renovated Edwardian house in Littleover. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Littleover and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.

Is there a difference between surveying and conveyancing in Littleover?

Conveyancing - in Littleover or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to remedy the defects prior to you complete your move.