I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in Penn with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?

In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one near me in Penn I like with amenity areas and station in the vicinity, however it's only got 49 years on the lease. There is not much else in Penn for this price, so just wondered if I would be making a grave error buying a short lease?

Should you need a home loan the shortness of the lease will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

Do I need to be suspicious about brokers that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Penn conveyancing company?

As is the case with lots of service providers, often input from connections can be worth their weight in gold. Nevertheless there are lots of parties with a keen interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all suggest solicitors to instruct. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the recommendation. You are at liberty to choose your own conveyancer. You need to be aware that most banks have an approved list of conveyancers you must use for the lender aspect of your conveyancing.

I am looking for a conveyancing solicitor in Penn for my house move. Can I check a solicitor's complaints history with the profession’s regulator?

You can review published Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.

Do you have any advice for leasehold conveyancing in Penn with the intention of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Penn can be bypassed where you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold documentation which will be required by the buyers’ lawyers.
If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The purchasers and their solicitors will be nervous about purchasing a flat where a dispute is unsettled. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to unsettled. Many freeholders or Management Companies in Penn charge for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Penn. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Obtaining a new share certificate is often a time consuming formality and delays many a Penn home move. Where a reissued share is necessary, you should approach the company officers or managing agents (if applicable) for this sooner rather than later.

Leasehold Conveyancing in Penn - A selection of Questions you should ask Prior to Purchasing

What is the maintenance charge and ground rent on the flat? The answer will be useful as a) areas could cause problems in the building as the common areas may start to deteriorate where repairs are not paid for b) if the leaseholders have an issue with the managing agents you will want to have complete disclosure