Me and my fiance are intending to buy a 3 bedroom flat in Wombourne with a mortgage. We have a Wombourne conveyancer, however the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Wombourne property lawyer as well as pay for one of their panel firms to represent them. We consider that this is unjust; are we not able to demand that the lender use our Wombourne solicitor ?

Unfortunately,no. Your mortgage offer 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 Wombourne conveyancing solicitor to apply to be on the conveyancing panel.

Do conveyancers ask for money on account for conveyancing in Wombourne?

If you are buying a property in Wombourne your solicitor will request that you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the total price then this will be required shortly before contracts are exchanged. The final balance that is due will be payable shortly before completion.

I am buying a new build flat in Wombourne. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Wombourne you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Wombourne.

My relative recommended that where I am purchasing in Wombourne I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is occasionally included in the estimate for your Wombourne conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Wombourne around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Wombourne.

About to purchase a new build flat in Wombourne. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Wombourne

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.