We are planning to purchase a 3 bedroom flat in Nechells with a mortgage. We like our Nechells lawyer, but the bank says she’s not on their "panel". It seems we have no choice but to instruct one of the lender panel conveyancing practices or retain our Nechells lawyer and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Nechells conveyancing solicitor to apply to be on the conveyancing panel.
Is there a search tool that I can utilise to check that the solicitor conducting my conveyancing in Nechells is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Alliance & Leicester thus paying £192.00 in supplemental legal bill.
You should make the most of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type ‘Nechells’ or your location and you will see a number of lawyer based in Nechells or by proximity to you.
My wife and I are planning on selling our house in Nechells and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in Nechells. We have lived in Nechells for three years we know that this is a non issue. Do we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Nechells I like with open areas and station nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Nechells in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you need a home loan that many years will be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
Can you offer any advice when it comes to choosing a Nechells conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Nechells conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Nechells conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
How familiar is the firm with lease extension legislation?
Nechells Leasehold Conveyancing - Examples of Questions you should ask Prior to buying
How much is the annual maintenance fee and ground rent? Make sure you find out if there are any onerous prohibitions in the lease. For instance some leases prohibit pets being permitted in certain buildings in Nechells. If you love the apartmentin Nechells yet your cat is not allowed to move with you then you have a very hard decision. This question is important as a) areas could cause problems in the building as the common areas may start to deteriorate if repairs are not paid for b) if the tenants have an issue with the running of the building you will want to have full disclosure