Me and my fiance are purchasing a 1 bedroom flat in Nechells with a mortgage. We would like to retain our Nechells lawyer, however the lender advise he's not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or retain our Nechells solicitor as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to demand that the bank use our Nechells lawyer ?

Unfortunately,no. 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.

Should lawyers ask for money on account for my conveyancing in Nechells?

If you are buying a property in Nechells your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the sale price then this should be needed shortly before contracts are exchanged. The final balance that is needed should be sent to your lawyer a couple of days ahead of the day of completion.

Is it the case that all Nechells solicitor firms on the Skipton conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Skipton conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.

The mortgage over my property is with Barclays for my property in Nechells. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?

You must advise Barclays before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.

I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Nechells is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

Is it necessary to pay for insurance to address the risk of chancel repairs when purchasing a house in Nechells?

Unless a previous purchase of the property completed post 12 October 2013 you may take it that solicitors delivering conveyancing in Nechells to remain recommending a chancel search and or chancel repair liability policy.

Just had an offer accepted on a new build apartment in Nechells. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Nechells

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.