Me and my partner are acquiring a leasehold flat in Solihull. My Solicitor is not on the bank solicitor list. Can I still appoint my Solihull conveyancing solicitor notwithstanding that they are excluded from the lender approved list?

Your options include

• Carry on with your chosen Solihull conveyancing practitioner but your bank will undoubtedly retain a conveyancing practitioner from their conveyancing panel. The net result is additional cost and likely frustration.
• Choose a fresh lawyer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Appeal to your lawyer to attempt to join the lender panel

Please help. My Solihull lawyer is informing me me that he is legally obliged toconduct Solihull conveyancing searches stemming from the fact thatthe firm are on the Lloydssolicitor panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Solihull conveyancing searches.

A friend advised me that in buying a property in Solihull there may be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?

There are anumerous of properties in Solihull which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Solihull should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am buying a detached bungalow in Solihull. The intention is to convert the garage to an office at the house.Will legal due diligence on the property include investigations to determine if these alterations are allowed?

Your property lawyer should review the deeds as conveyancing in Solihull will occasionally identify restrictions in the title documents which restrict certain alterations or necessitated the consent of a 3rd party. Some works need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.

The mortgage over my property is with Nationwide for my property in Solihull. Conveyancing has been completed 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?

Nationwide must be informed of your intention before renting your property as this is likely to be a breach of Nationwide’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 Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.

Am I right to be suspicious by brokers that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a local Solihull conveyancing company?

As is the case with lots of professional services, often referrals from family and friends can be most helpful. But there are numerous players in a conveyancing matter; estate agents, financial adviser and banks might all put forward conveyancers to appoint. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the discretion to appoint your preferred conveyancer. However, bear in mind that the majority of mortgage providers specify a panel list of solicitors you must use for the lender related work in your conveyancing.

We're novice buyers - had an offer accepted, yet the property agent informed us that the vendor will only go ahead if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a high street conveyancer who is accustomed to conveyancing in Solihull

We suspect that the seller is not behind this ultimatum. If they desire ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your preferred Solihull conveyancing lawyers - rather thanthose that will provide their estate agent a kickback or hit his conveyancing targets set by HQ.