I am in the process of selling my maisonette in Dawley and Lawley and the estate agent has just telephoned to advise that the buyers are swapping solicitor. The reason given is that the bank will only engage with solicitors on their conveyancing panel. On what basis would a major lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Dawley and Lawley ?

Lenders have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Banks blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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. Plenty of firms 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 purchasers are unlikely to have any sway in the decision.

My uncle passed away last year and as sole heir and executor I was left the house in Dawley and Lawley. The house had a small mortgage remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

If you intend to refinance then will require that you use 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 am due to move property in . Should my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Dawley and Lawley. Conveyancing lawyer was chosen before I stumbled across your website.

On the afternoon of completion you will need to pick up the keys from the property agent however this should only take place when the vendors conveyancers inform the agent that they have the completion monies and the keys can be given over. You will need to inform the removal men that you are ready to move in. We do not suggest a specific removal company but can help you locate a conveyancing in Dawley and Lawley or a legal practice with expertise in conveyancing in Dawley and Lawley.

I recently had an offer agreed on an apartment in Dawley and Lawley. My mortgage broker suggested a . I paid an advanced payment of £150. Shortly after, the contacted me to say that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I was told four weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Dawley and Lawley is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am looking for a ground for flat up to £245,000 and identified one near me in Dawley and Lawley I like with open areas and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Dawley and Lawley in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

Dawley and Lawley Leasehold Conveyancing - Examples of Queries before Purchasing

It would be sensible to enquire if the the lease includes any adverse restrictions in the lease. For example it is reasonably common in Dawley and Lawley leases that pets are not permitted in in a block in Dawley and Lawley. If you love the propertyin Dawley and Lawley yet your cat is not allowed to make the move with you then you have a very difficult choice. The majority of Dawley and Lawley leasehold properties will incur a service charge for the upkeep of the building levied by the management company. Where you buy the property you will have to meet this amount, normally periodically throughout the year. This may be anything from a few hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a rentcharge for you to pay yearly, ordinarily this is not a significant amount, say around £50-£100 but you need to check it because occasionally it can be many hundreds of pounds. Its a good idea to find out as much as possible concerning the company managing the block as they can either make living at the property much easier or problematic. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to day to day issues like the cleanliness of the common parts. Enquire of other tenants whether they are happy with their service. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and precisely what you get for your money.