My wife and I are hoping to purchase a 3 bedroom flat in Kinver with a mortgage. We have a Kinver conveyancer, but the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel firms or keep our Kinver conveyancer as well as pay for one of their panel ones to act for them. We regard this is inequitable; can we not insist that the mortgage company use our Kinver conveyancing practitioner ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Kinver conveyancing lawyer to apply to be on the conveyancing panel.

We are buying a apartment in Kinver. I might seem paranoid but how we can trust a solicitor? On completion day we have to send our life savings into their account. What is the protection 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.

My fiancee and I are spending time looking at flats in Kinver and I am now considering a potential offer. Is it wise to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Bank of Ireland.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.

I have paid off my mortgage with Skipton. I assume I don't need a Kinver lawyer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

How does conveyancing in Kinver differ for newly converted properties?

Most buyers of new build premises in Kinver come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Kinver tend to acquire the site, 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 conveyancers 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 used to new build conveyancing in Kinver or who has acted in the same development.

I am on look out for some leasehold conveyancing in Kinver. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

If the lease is registered - and 99.9% are in Kinver - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Kinver Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

Generally speaking the outlay for major works are not incorporated into the service charges, albeit that there some managing agents in Kinver ask leasehold owners to pay into a reserve fund and this is used to offset against major works. This question is important as a) areas could cause problems for the building as the communal areas may start to deteriorate where maintenance are not paid for b) if the leaseholders have a dispute with the managing agents you will want to have full disclosure How many of the leaseholders are in arrears for their maintenance charge payments?

We are buying a four room bungalowin Kinver with a mortgage from a mortgage company. We would like to retain our solicitor in Kinver yet our bank advise he's not approved on their "panel". Apparently we need to choose one of the our lender panel firms or stay with our Kinver conveyancer and incur the extra costs for one of their panel ones to represent our bank. We feel as though this is unjust; Can we not simply insist that our lender use our Kinver lawyer?

Unfortunately,no. The bank mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including many conveyancing solicitors in Kinver : a mortgagee 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 solicitors to apply to be on the conveyancing panel for your lender.