We are buying a 3 bedroom flat in Walsall with a mortgage. We wish to retain our Walsall conveyancer, but the bank advise he's not on their "panel". It appears that we have little option but to instruct one of the bank panel conveyancing practices or retain our Walsall conveyancing practitioner and pay for one of their panel lawyers to act for them. This seems very unfair; can we not require that the mortgage company use our Walsall conveyancer ?

Unfortunately,no. The mortgage offered to you 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 Walsall conveyancing solicitor to apply to be on the conveyancing panel.

We are buying a newly constructed apartment in Walsall and my lawyer is advising me that she has to the bank to reveal incentives from the builder. I am under pressure to exchange and my preference is not to prolong the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I own a freehold property in Walsall yet invoiced for rent, why is this and what is this?

It is rare for properties in Walsall and has limited impact for conveyancing in Walsall but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

How simple is it to use the search facility to choose a conveyancing practitioner in Walsall on the authorised to act for my lender?

First pick a bank such as Santander, Virgin Money or Platform Home Loans Ltd then specify your preferred area for example Walsall. Conveyancing firms in Walsall and nationally will then be listed.

Due to exchange soon on a leasehold property in Walsall. Conveyancing lawyers inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?

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

You should be informed what is to be regarded as a Nuisance as far as the lease is concerned Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Repair and maintenance of the property specifics of the parties to the lease, e.g. these could be the lessee, superior lessor, freeholder Do you need to have carpet in the flat or are you allowed wood flooring?

Leasehold Conveyancing in Walsall - Examples of Queries Prior to Purchasing

Best to be warned whether changing the roof or some other major work is due in the foreseeable future to be shared between the tenants and will dramatically increase the the service costs or necessitate a specific payment. Who are the managing agents? The answer will be important as a) areas may cause problems for the block as the common areas may start to deteriorate if repairs are not paid for b) if the leasehold owners have an issue with the managing agents you will wish to have all the details