My husband and I are hoping to buy a house in Woodhouse and Handsworth and are in fact using a Woodhouse and Handsworth conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Norwich and Peterborough Building Society have this afternoon contacted us to inform me that they have now hit a problem as our Woodhouse and Handsworth conveyancer is not on their approved list of lawyers. What do we do from here?

When purchasing a property with mortgage finance it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Woodhouse and Handsworth lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

IfI were to purchase a freehold homein Woodhouse and Handsworth for cash and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Woodhouse and Handsworth?

Any savings you would make will be limited to the disbursement for searches. A conveyancer still be obliged to do everything else - money laundering, liaising with the sellers conveyancer, stamp duty return, register the title etc. You might save a bit for them not having to register a charge but it will not be a lot.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Woodhouse and Handsworth?

There are many registered licenced Conveyancers in Woodhouse and Handsworth and Solicitor practices in Woodhouse and Handsworth offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We are buying a detached bungalow in Woodhouse and Handsworth. Our aim is to an extension at the rear at the house.Will the conveyancing process involve enquiries to determine if these works are prohibited?

Your conveyancer should check the registered title as conveyancing in Woodhouse and Handsworth can occasionally reveal restrictions in the title deeds which prevent categories of alterations or necessitated the permission of another owner. Some additions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

When it comes to lenders such as Kent Reliance, do Woodhouse and Handsworth property lawyers face a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Have purchased a a semi-detached house in Woodhouse and Handsworth , What is the estimated time for the Land Registry to register my title? My Woodhouse and Handsworth conveyancing solicitor works at snail pace, so I want to be certain the registration is concluded.

There is nothing unique when it comes to conveyancing in Woodhouse and Handsworth registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any other persons or bodies. As of today approximately 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected after the new owner is living at the property so 'speed' is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a quick, no chain conveyancing. Woodhouse and Handsworth is the location of the property. Can you offer any assistance?

Flying freeholds in Woodhouse and Handsworth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodhouse and Handsworth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodhouse and Handsworth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.