I plan on acquiring a ground floor flat in Romsley. My Conveyancer is not listed on the lender approved panel. Am I still permitted to continue with my Romsley conveyancing solicitor notwithstanding that they are excluded from the mortgage company list of approved lawyers?

You have numerous alternatives open to you here

• Proceed with your preferred Romsley conveyancing practitioner but your bank will need to use a conveyancer from their conveyancing panel. This will result in additional cost and potential interruption.
• Choose a new lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your solicitor to pull out all the stops to get accepted on the bank’s conveyancing panel

Our lender has suggested solicitors on their panel based in Romsley but I would rather use a conveyancing lawyer in Romsley local to me. Are you able to help?

The minority of Romsley conveyancing firms are listed all banks conveyancing panel. Use the above find an approved solicitor tool to locate a Romsley conveyancing conveyancer on the on the lender panel.

My wife and I own a renovated Edwardian house in Romsley. Conveyancing solicitor represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Romsley and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who conducted the purchase.

Over the last few months I have been searching for a flat up to £305k and identified one near me in Romsley I like with a park and station in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Romsley in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage that many years will be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

Am in the process of buying my first home in Romsley. Conveyancing solicitor has been instructed. The mortgage adviser advised that a survey is not appropriate as the property was only constructed 16 yrs ago.

As the bare minimum you need a Home Buyer's Report. As the premises is more than 10 years old the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be enough. The report should highlight any obvious problems and recommend additional investigation if relevant. If there are any indications of material issues get a comprehensive structural survey.