I am nearing exchange of contracts for my home in Bletchley and the EA has just text me to warn that the buyers are appointing a new solicitor. The excuse is that the bank will only deal with property lawyers on their approved list. Why would a big named mortgage company only engage with certain solicitors rather the firm that they want to select for their conveyancing in Bletchley ?

Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lending institutions attribute this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

I am buying a right to buy a flat in Bletchley. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Bletchley you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Bletchley.

Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who dealt with the conveyancing in Bletchley 5 years ago are no longer around. What are my options?

You no longer need to have the physical deeds to establish that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.

My wife and I may need to sub-let our Bletchley 1st floor flat temporarily due to a career opportunity. We instructed a Bletchley conveyancing firm in 2003 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your last Bletchley conveyancing lawyer is not around you can review your lease to see if it allows you to sublet the property. The accepted inference is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you must obtain permission via your landlord or some other party in advance of subletting. The net result is that you cannot sublet without first obtaining permission. The consent must not not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.

Leasehold Conveyancing in Bletchley - Sample of Queries Prior to Purchasing

Generally speaking the outlay for major works tend not to be wrapped into the service charges, although a few managing agents in Bletchley ask tenants to pay into a reserve fund created for the specific purpose of establishing a fund for major works. Make sure you enquire if there are any onerous restrictions in the lease. For instance it is very common in Bletchley leases that pets are not permitted in certain buildings in Bletchley. If you love the flatin Bletchley but your dog is not allowed to make the move with you then you will be faced hard determination. If a Bletchley lease has less than 80 years it will affect the value of the apartment. Check with your mortgage company that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you will need to own the premises for two years in order to be eligible to carry out a lease extension.

Online research suggests that Bletchley solicitors are more expensive than Bletchley conveyancers in Bletchley to use when buying a property. Am I better off using a conveyancer or a solicitor if I am purchasing a property in Bletchley.

When it comes to conveyancing in Bletchley the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.