We are purchasing a 3 bedroom flat in Polesworth with a mortgage. We would like to retain our Polesworth lawyer, however the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Polesworth as well as pay for one of their panel lawyers to represent them. This feels very unfair; can we not require that the mortgage company use our Polesworth ?

Unfortunately,no. Your mortgage offer 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 Polesworth conveyancing lawyer to apply to be on the conveyancing panel.

Is there a reason why leasehold purchase conveyancing in Polesworth is more expensive?

The conveyancing fees on a leasehold premises in Polesworth is frequently more expensive as compared to a freehold residence. This is because there is an amount of extra work required in liaising with the freeholder and management company to obtain information about whether the rent and maintenance charges have been discharged and whether there are any major works due in the near future on repairs or maintenance of the block.

Is there a search tool that I can use to find out if the solicitor carrying out my conveyancing in Polesworth is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for thus paying £187.00 plus VAT in additional conveyancing charges.

Feel free to take advantage of the search tool on this site. Pick the mortgage company and type ‘Polesworth’ or your location and you will discover a number of lawyer located in Polesworth or near you.

I have recentlybeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Polesworth for a purchase of a freehold house 9 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Polesworth conveyancing specialists.

I have finally had an offer on an flat in Polesworth agreed to, but there is a chain. The owners have offered on somewhere, however it’s not been accepted yet, and has viewings of other flats booked. I have instructed a local conveyancing solicitor in Polesworth. What should be my next step? When do I get the mortgage application with going with ?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Polesworth conveyancing search costs, etc). First, you must check that your is on the conveyancing panel. As to the subsequent steps this very much depends on the specifics of your transaction, desire for this property and on the state of the market. In a hot market some purchasers will apply for the mortgage with and pay for the valuation and only if it comes back ok would they pay their to proceed with the conveyancing in Polesworth.