It is a dozen years since I bought my house in Prenton. Conveyancing solicitors have just been instructed on the sale but I can't locate the title documents. Is this a major issue?

Don’t worry too much. Firstly there is a chance that the deeds will be with your lender or they may still be with the solicitor who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Prenton involves registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.

Are all Prenton Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?

It is true that some lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

My husband and I have arranged a further advance on our home loan from TSB as we wish to conduct alterations to our home in Prenton. Are we obliged to choose a nearby Prenton solicitor on the TSB conveyancing panel to handle the legals?

TSB don't usually require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.

I have a mortgage with Skipton for my property in Prenton. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

Your original mortgage agreement with Skipton will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.

How does conveyancing in Prenton differ for newly converted properties?

Most buyers of new build or newly converted property in Prenton approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Prenton typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Prenton or who has acted in the same development.

Expecting to complete next month on a studio apartment in Prenton. Conveyancing lawyers inform me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Prenton should include some of the following:

Ground rent - what is due and when is collected, and also know whether this will change in the future It needs to be made clear to you if the lease allows you to alter or upgrade aspects of the flat- you must be made aware as to whether it relates to all alterations or just structural alteration, and whether licences for alterations is mandated necessary Does the lease prohibit wood flooring? Your solicitors should enable you to have an understanding of the building insurance obligations Does the lease prevent you from letting out the property, or working from home

Leasehold Conveyancing in Prenton - Examples of Queries before Purchasing

Does this lease have in excess of 90 years unexpired? It would be prudent to investigate if there are any onerous prohibitions in the lease. For example some leases prohibit pets being allowed in certain buildings in Prenton. If you love the apartmentin Prenton however your cat can’t move with you then you will be presented with a difficult choice. The best form of lease arrangement is a share of the freehold. In this arrangement the leaseholders benefit from being in charge if their destiny and although a managing agent is frequently employed where the building is bigger than a house conversion, the managing agent employed by the leaseholders.

To what extent are Prenton conveyancing solicitors under an obligation to the Law Society to issue clear conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Prenton or beyond.