When it comes to lenders such as Kent Reliance, do Townhill property lawyers incur an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have paid off my mortgage with Coventry BS. I assume I don't need a Townhill conveyancing practitioner on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

It is not clear whether my bank requires a lease extension. I have called my Townhill building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Townhill conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?

The solicitor must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

How does conveyancing in Townhill differ for new build properties?

Most buyers of new build residence in Townhill come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is constructed. This is because builders in Townhill typically purchase the real estate, 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 Townhill or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a property in Townhill in advance of instructing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some mortgage companies may refuse to issue a loan on this type of premises.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Townhill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Townhill to see if the conveyancing will be more expensive.

My partner has suggested that I instruct his conveyancers in Townhill. Should I use them?

No doubt the best way to find a conveyancing practitioner is to seek recommendations from friends or relatives who have actually experience in using the conveyancer you're are thinking of instructing.

Do you have any top tips for leasehold conveyancing in Townhill with the purpose of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Townhill can be bypassed if you appoint lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the buyers’ lawyers.
If you are supposed to have a share in the freehold, you should ensure that you have the original share document. Organising a duplicate share certificate can be a lengthy formality and slows down many a Townhill home move. If a reissued share is necessary, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unresolved. A minority of Townhill leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.

Townhill Leasehold Conveyancing - A selection of Queries before Purchasing

Be sure to find out if there are any onerous prohibitions in the lease. By way of example it is reasonably common in Townhill leases that pets are not permitted in certain buildings in Townhill. If you like the apartmentin Townhill but your cat can’t move with you then you will be faced hard determination. Is there a share of the freehold? Is anyone aware of any major works in the near future that will likely add a premium to the maintenance charges?