My husband and I are buying a 1 bedroom apartment in Bromyard with a mortgage. We have a Bromyard conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Bromyard property lawyer and pay for one of their panel firms to represent them. We feel that this is unjust; can we not require that the mortgage company use our Bromyard lawyer ?

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. A further alternative is for your Bromyard conveyancing solicitor to apply to be on the conveyancing panel.

My relative advised me that if I am buying in Bromyard I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your Bromyard conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Bromyard around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bromyard Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Bromyard Education with maps and statistics, Local Amenities and other useful data about Bromyard.

I'm converting the mortgage on my primary house to a BTL mortgage with Clydesdale and I will use the ballance of the raised equity as a down payment on further house. The area we are interested in is Bromyard. Will your solicitors be able to act for both sets of mortgage companies and tie in the conveyances?

Do use our comparison tool on this page to be sure that the solicitors are on the appropriate lender panels. On the basis that they are your conveyancer should be able to connect the two deals but you should have a chat with you solicitor and communicate your expectations and requirements.

I have been sourcing a conveyancing solicitor in Bromyard for my home move. Is it possible to check a firm’s complaints history with the profession’s regulator?

Anyone may read documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could recorded call for training purposes.

Completion is due on the sale of our £375,000 garden flat in Bromyard in six days. The landlords agents has quoted £420 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Bromyard?

Bromyard conveyancing on leasehold maisonettes more often than not necessitates the purchaser’s lawyer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to answer such questions the majority will be content to assist. They may levy a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some transactions it exceeds £800. The management information fee invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, otherwise the invoice is not strictly payable. Reality however dictates that you have no choice but to pay whatever is demanded if you want to sell the property.

Leasehold Conveyancing in Bromyard - A selection of Questions you should consider Prior to Purchasing

The best form of lease structure is a share of the freehold. In this scenario the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is often employed where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Are any of leasehold owners in arrears of their service charge liability? What is the length of the lease?