I am acquiring a flat in Wythall. My property lawyer is not on the bank solicitor panel. Am I still permitted to appoint my Wythall conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?

One must use a lawyer to deal with the formalities if you require a loan to purchase your home. The conveyancing practitioner will conduct all the appropriate investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage paperwork is in place. You can appoint a Wythall lawyer of your choice. However, where the lawyer selected is not on the mortgage company conveyancing panel further costs will be levied as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so if your solicitor has not previously applied for membership they should take the opportunity to apply.

Are the BSA intent on creating a online directory to to identify practices on the Earl Shilton BS conveyancing panel for example in Wythall?

We are not aware of any intention on the part of the BSA to promote such a tool.

Me and my partner are purchasing a property in Wythall. I might seem paranoid but how we can trust a solicitor? At some point we will need to send funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

A relative advised me that in buying a property in Wythall there could be a number of restrictions prohibiting external changes to the property. Is this right?

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

I have decided to exercise my right to buy my property in Wythall off the council. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

The deeds to our home are lost. The lawyers who conducted the conveyancing in Wythall 5 years ago have long since closed. What are my next steps?

As long as the title is registered the details of your proprietorship will be retained by HMLR with a Title Number. It is easy to execute a search at the Land Registry, locate your property and get current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

Would local authority permission be necessary to convert a single dwelling into two appartments in Wythall? This has occurred to a property opposite to my house in Wythall and was ignorant of the conversion until after the works were complete.

Planning permission is required for converting a single house in Wythall into apartments but probably not for converting back to single dwelling-house so, simply put, yes.