we are a couple who decided to purchase a newly converted apartment in Washwood Heath with a homeloan from Lloyds TSB Bank.We would like to retain our Washwood Heath conveyancing solicitor but Lloyds TSB Bank advised that her practice is not on their "panel". we are left little option but to use a Lloyds TSB Bank panel solicitor or retain our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan offered to you contains various provisions, one of which will be that lawyers needs to be on the Lloyds TSB Bank approved list. in the past, most mortgage companies 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 lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank

My relative recommended that where I am purchasing in Washwood Heath I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually quoted for as part of the standard Washwood Heath conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Washwood Heath around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Washwood Heath Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data about Washwood Heath.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Washwood Heath is the location of the property. Can you offer any opinion?

Flying freeholds in Washwood Heath are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Washwood Heath you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Washwood Heath may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Should I be wary that 3rd parties that I am dealing with are suggesting a web based conveyancing firm rather than a local Washwood Heath conveyancing practice?

As with lots of professional services, often input from family and friends can be very helpful. Nevertheless there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all recommend conveyancers to select. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are at liberty to choose your own lawyer. However, bear in mind that most lenders specify a panel list of law firms you have to use for the mortgage aspect of your house move.

I've recently bought a leasehold property in Washwood Heath. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Washwood Heath Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

The best form of lease arrangement is a share of the freehold. In this arrangement the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is frequently retained where the building is bigger than a house conversion, the managing agent is directed by the tenants. This information is important as a) areas could cause problems in the block as the common areas may begin to deteriorate where maintenance are not paid for b) if the leaseholders have a dispute with the managing agents you will wish to have complete disclosure