Me and my fiance are hoping to buy a 2 bedroom flat in Sutton Coldfield with a mortgage. We would like to retain our Sutton Coldfield lawyer, but the lender says she’s not on their "panel". It appears that we have little option but to select one of the mortgage company panel firms or keep our Sutton Coldfield conveyancer and pay for one of their panel ones to represent them. We consider that this is unjust; is there anything we can do?

No, not really. 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. Another option that might be available is for your Sutton Coldfield conveyancing solicitor to apply to be on the conveyancing panel.

How do I discover of the solicitor handling my conveyancing in Sutton Coldfield is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Skipton Building Society thus paying £187.00 plus VAT in another set of conveyancing fees.

You should take advantage of the search tool on this web page. Pick the mortgage company and type ‘Sutton Coldfield’ or your preferred area and you will be presented with a number of lawyer located in Sutton Coldfield or by proximity to you.

Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial premises in Sutton Coldfield?

Many commercial conveyancing solicitors in Sutton Coldfield will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Sutton Coldfield. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sutton Coldfield.

For each commercial conveyancing transaction in Sutton Coldfield it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Sutton Coldfield commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Sutton Coldfield.

I have been on the look out for a flat up to £235,500 and identified one round the corner in Sutton Coldfield I like with a park and transport links nearby, however it only has 51 years on the lease. I can't really find anything else in Sutton Coldfield suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer 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 twenty four months you may request that they start the process of the extension and then assign 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.

We're novice buyers - had an offer accepted, yet the estate agent advised that the vendor will only proceed if we use their recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Sutton Coldfield

We suspect that the seller is unaware of this ultimatum. Should the vendor want ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are ready to progress, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you will continue to appoint your preferred Sutton Coldfield conveyancing solicitors - not the ones that will earn their negotiator at the agency a commission or hit his conveyancing thresholds pre-set by corporate headquarters.