We are hoping to purchase a 2 bedroom apartment in Perry Barr with a mortgage. We have a Perry Barr conveyancer, however the bank advise he's not on their "panel". It appears that we have no choice but to instruct one of the lender panel solicitors or retain our Perry Barr property lawyer as well as pay for one of their panel firms to represent them. We regard this is unjust; 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. Another option that might be available is for your Perry Barr conveyancing lawyer to apply to be on the conveyancing panel.

Can you recommend a Chelsea Building Society allowed Perry Barr conveyancing practice that can complete within less than a month? Am I best advised to unstruct a high street Perry Barr solicitor or an online comparison site?

We can recommend some very good Perry Barr conveyancing firms. You can also walk up the high street in Perry Barr. Go in to some well established law practices and request to see a conveyancing solicitor for a fee estimate. Explain your deadline together with your reasons and get an assurance on your deadline. Appoint the lawyer that you are most comfortable with.

What is the difference between a licensed conveyancer and conveyancing solicitor in Perry Barr

There are many registered licenced Conveyancers in Perry Barr and Solicitor practices in Perry Barr who can help with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in transferring property. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Can I be sure that the Perry Barr conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Perry Barr obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.

My wife and I have organised the release of further funds on our mortgage from UBS as we wish to conduct improvements to our home in Perry Barr. Do we need to choose a high street Perry Barr solicitor on the UBS conveyancing panel to deal with the paperwork?

UBS would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.

Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Perry Barr I like with a park and railway links in the vicinity, the downside is that it's only got 61 years on the lease. There is not much else in Perry Barr in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

Do I need to attend the offices of the lender conveyancing panel solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Perry Barr so that I can attend their offices when needed.

Most conveyancing panel lawyers for the bank undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Perry Barr. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.