Is the fact that my solicitor in Broseley is not on my bank's conveyancing panel that there is a problem with the quality of his work?

That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Broseley conveyancing practice and ask them why they are no longer on the approved list for your bank.

It is a dozen years since I bought my home in Broseley. Conveyancing lawyers have just been instructed on the sale but I can't find the deeds. Is this a problem?

Don’t worry too much. First the deeds may be retained by the mortgage company or they may be archived with the conveyancers who oversaw the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Broseley involves registered property but in the rare situation where your home is not registered it is more problematic but is not insurmountable.

Due to the guidance of my in-laws I had a survey completed on a house in Broseley prior to appointing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some banks may refuse to give a loan on this type of premises.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Broseley. Conveyancing may be slightly more expensive based on your lender's requirements.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £275,000 apartment in Broseley next week. The landlords agents has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Broseley?

Broseley conveyancing on leasehold flats normally results in administration charges raised by management companies :

Addressing conveyancing due diligence enquiries Where consent is required before sale in Broseley Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Broseley leasehold property is £350. For Broseley conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply the information.

Broseley Leasehold Conveyancing - Sample of Queries before Purchasing

Make sure you enquire if there is anything that is prohibited in the lease. By way of example it is reasonably common in Broseley leases that pets are not allowed in certain buildings in Broseley. If you like the apartmentin Broseley however your dog can’t move with you then you will be presented with a hard compromise. It would be prudent to find out as much as you can concerning the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day issues such as the upkeep of the communal areas. Enquire of other tenants what they think of them. On a final note, investigate as to the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending that money. In the main the cost for major works are not built into the maintenance charges, although a few managing agents in Broseley ask leasehold owners to pay into a reserve fund created for the specific purpose of building a fund for major works.

I am just shy of a 10% deposit on my house purchase in Broseley , but I still want to go ahead. What can I do?

One option is to try and accept a lesser deposit. Many sellers will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute