My wife and I are purchasing a 2 bedroom apartment in Cookley with a mortgage. We would like to retain our Cookley lawyer, however the bank advise he's not on their "panel". It appears that we have little option but to instruct one of the bank panel firms or keep our Cookley and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Cookley conveyancing solicitor to apply to be on the conveyancing panel.

I purchased a freehold property in Cookley but still charged rent, why is this and what is this?

It’s unusual for properties in Cookley and has limited impact for conveyancing in Cookley 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 date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

How does conveyancing in Cookley differ for new build properties?

Most buyers of new build property in Cookley come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Cookley tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cookley or who has acted in the same development.

Due to the guidance of my in-laws I had a survey completed on a house in Cookley before retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend refuse to grant a mortgage on such a home.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cookley. Conveyancing may be slightly more expensive based on your lender's requirements.

How simple is it to transfer to a new solicitor as I need to choose one who is on the conveyancing list. I hired a high street conveyancing solicitor in Cookley round the corner but he is not approved by

It would be our pleasure to assist you find a conveyancing solicitor in Cookley on the panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Cookley. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Cookley.