We are buying a 2 bedroom flat in Water Orton with a mortgage. We have a Water Orton conveyancer, but the bank advise she’s not on their "panel". It appears that we have no option but to instruct one of the bank panel solicitors or retain our Water Orton solicitor and pay for one of their panel firms to represent them. This feels very unfair; are we not able to insist that the lender use our Water Orton lawyer ?

Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Water Orton conveyancing lawyer to apply to be on the conveyancing panel.

This question may be naive but I am unexperienced as FTB of a ground floor flat in Water Orton. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Water Orton?

On the day of completion you will not be required to go to the conveyancers office in Water Orton. Conveyancing lawyers for you will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.

We previously instructed solicitors with offices in Water Orton on the Coventry BS solicitor approved list. They have just invoiced me a supplemental charge for handling the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. The fee is not dictated by Coventry BS but by your Water Orton lawyer. Some firms on the Coventry BS panel will quote an ‘acting for lender’ fee and others do not.

Yorkshire BS have agreed my mortgage in principle, my offer on a property in Water Orton has been accepted, what happens next?

The estate agent will need to be advised as to your property lawyer's details (ensure that the conveyancing practitioners are on the lender’s panel). Contact Yorkshire BS or the financial adviser and finalise any outstanding paperwork. Yorkshire BS will appoint a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Yorkshire BS will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Water Orton.

I need some quick conveyancing in Water Orton as I am under pressure to complete inside one month. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?

As you are not getting a home loan you are at free not to have searches carried out although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Water Orton the following are examples of what can arise and adversely impact future saleability: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...

I am looking for a leasehold apartment up to £195,000 and found one round the corner in Water Orton I like with a park and railway links nearby, however it's only got 49 years on the lease. I can't really find anything else in Water Orton in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I've found a house that seems to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have subsequently found out that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Water Orton. Conveyancing advisers have are about to be appointed. Will they explain the issues?

The majority of houses in Water Orton are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Water Orton so you should seriously consider shopping around for a Water Orton conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will appraise you on the various issues.

Water Orton Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Is there a share of the freehold? Make sure you find out if there are any onerous restrictions in the lease. For example it is reasonably common in Water Orton leases that pets are not permitted in certain buildings in Water Orton. If you like the apartmentin Water Orton however your dog is not allowed to move with you then you have a very hard compromise. On the whole the outlay for major works tend not to be built into the service charges, albeit that some managing agents in Water Orton ask leaseholders to pay into a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance.