Some advice if I may. My Browns Green solicitor is assuring me that he is legally obliged toorder Browns Green conveyancing searches due to the fact thatthe firm are on the Lloydsapproved lawyer panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Browns Green conveyancing searches.

It has been five months since my purchase conveyancing in Browns Green took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Browns Green differ for newly converted properties?

Most buyers of new build or newly converted property in Browns Green come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Browns Green tend to acquire 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 property lawyers 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 accustomed to new build conveyancing in Browns Green or who has acted in the same development.

Am I right to be wary about brokers that I am dealing with are suggesting an internet conveyancing firm as opposed to a local Browns Green conveyancing firm?

As with many professional services, often referrals from connections can be extremely useful or valuable. But there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend lawyers to select. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the endorsement. You are at liberty to choose your own conveyancer. However, bear in mind that some lenders operate an approved list of solicitors you must use for the mortgage aspect of your transaction.

I am tempted by the attractive purchase price for a couple of apartments in Browns Green both have in the region of 50 years remaining on the leases. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the saleability of the lease decreases and it becomes more costly to acquire a lease extension. For this reason it is advisable to increase the term of the lease. It is often difficult to sell a property with a short lease because mortgage companies may be reluctant to lend money on properties of this type. Lease extension can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this arena.

Leasehold Conveyancing in Browns Green - Examples of Questions you should ask before buying

Is the freehold reversion owned collectively by the leaseholders? What is the length of the lease?