I am thinking of mortgaging my property in Kidderminster, does my lawyer have to be on the Clydesdale Conveyancing panel?

There is nothing to stop you using your solicitor, but Clydesdale will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I am planning to move house in February. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Kidderminster. Conveyancing solicitor was found before I stumbled across your page.

On the day of completion you can collect the house keys from your selling agent however this should only occur once the sellers solicitors advise the agent that they have the completion monies and the keys can be passed over. Subsequently you will need to inform the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can help you locate a residential property solicitor in Kidderminster or a solicitor with expertise in conveyancing in Kidderminster.

We expect to receive a AIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Kidderminster solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Kidderminster solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Kidderminster building society branch on numerous occasions and was told it wasn't an issue and they will lend. My Kidderminster conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your conveyancer must comply with the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have been told that property searches are the number one cause of delay in Kidderminster conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of holding up conveyancing in Kidderminster.

I am buying a new build apartment in Kidderminster. Conveyancing is daunting 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.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Kidderminster

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My husband and I are 3 weeks into a residential purchase having been recommend to a firm by the estate agent to do our conveyancing in Kidderminster. I am not happy. Could you you assist me in finding new lawyers?

A lawyer would have to be really poor to suggest replacing them. Has your loan offer been generated? In the event that it has you must inform them of the replacement solicitor and get the mortgage documents are re-sent. Your new conveyancer should be on the banks approved list to avoid escalating costs and frustration. That should be your first question of the new conveyancers. The search tool can assist you in finding a bank approved lawyer for your home move in Kidderminster