I am one month into the sale of my flat in Whittlesey and the EA has just e-mailed to say that the buyers are swapping law firm. The reason given is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a leading mortgage company only work with certain solicitors rather the firm that they want to choose for their conveyancing in Whittlesey ?

Mortgage companies have always had panels of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Banks justify this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

We are buying a flat and require a conveyancing solicitor in Whittlesey who is on the approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Whittlesey.

My aunt passed away six months ago and as sole heir and executor I was left the property in Whittlesey. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this possible?

Where you plan to re-mortgage then will insist on your using a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

I moved into my house on 2 September and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Whittlesey expressed confidence that it will be concluded in a couple of weeks. Are titles in Whittlesey uniquely lengthy to register?

As far as conveyancing in Whittlesey is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any 3rd parties. As of today in the region of 80% of such applications are fully dealt with within 12 days but some can be subject to extensive delays. Registration is effected after the purchaser has moved in to the premises so registration formalities is not always primary concern but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Whittlesey. Conveyancing lawyers have are about to be instructed. Will they explain the issues?

The majority of houses in Whittlesey are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Whittlesey so you should seriously consider shopping around for a Whittlesey conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor should appraise you on the various issues.

Whittlesey Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

Are any of leasehold owners in dispute over their service charge payments? The answer will be helpful as a) areas may cause problems for the block as the common areas may start to deteriorate where services remain unpaid b) if the tenants have an issue with the running of the building you will want to have all the details Most Whittlesey leasehold flats will be liable to pay a service charge for maintenance of the building levied by the management company. If you buy the property you will have to pay this contribution, usually in instalments throughout the year. This may be anything from two or three hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a rentcharge for you to pay annual, normally this is not a exorbitant sum, say approximately £50-£100 but you need to enquire it because sometimes it can be many hundreds of pounds.