Unfortunately I am unable to travel far from Burntwood. I would like to know the logic why all Burntwood property lawyers aren't included on all bank panels?

Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in banks and building societies pruning a number of firms off their official list of approved solicitors .

Just had an offer accepted on a new build apartment in Burntwood. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Burntwood

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

Due to the input of my in-laws I had a survey completed on a house in Burntwood ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. My surveyor has said that some banks tend refuse to grant a loan on such a premises.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Burntwood. Conveyancing may be slightly more expensive based on your lender's requirements.

Given that I will soon spend £400,000 on a two bedroom apartment in Burntwood I would like to talk to a solicitor about myhouse move ahead of instructing the firm. Can this be arranged?

We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your conveyancing in Burntwood.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Burntwood should be the figure that you are charged.

Our lawyer in Burntwood has discovered a defect with the lease for the apartment we are purchasing in Burntwood. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the mortgage company conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the mortgage company?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.