We are selling our house in Ironbridge. Will the lawyer have to be required to be on the Coventry BS conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Coventry BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

My wife and I are purchasing a apartment in Ironbridge. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to put our life savings into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My wife and I purchasing a detached bungalow in Ironbridge. We would like to carry out an extension to the side at the house.Will the conveyancing process include enquiries to determine if these works are allowed?

Your solicitor will check the deeds as conveyancing in Ironbridge will occasionally identify restrictions in the title deeds which restrict categories of works or require the permission of another owner. Some works require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

My sealed bid on a detached house in Ironbridge has been accepted, but there is a chain. The owners have put an offer on a property, however it’s not been accepted yet, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Ironbridge. What should be my next step? At what stage should I apply for the mortgage with Virgin Money?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Ironbridge conveyancing search charges, etc). The first thing to do is check that your conveyancer is on the Virgin Money conveyancing panel. As to the next steps this very much depends on the specifics of your case, desire for the property and on the state of the market. During a buoyant market some buyers would apply for the mortgage with Virgin Money and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to proceed with searches.

My wife and I own a terraced Georgian property in Ironbridge. Conveyancing solicitor acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the matching property. Is it worth asking National Westminster Bank to clarify?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ironbridge and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing solicitor who carried out the work.

I am buying a new build flat in Ironbridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ironbridge

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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I decided to have a survey done on a property in Ironbridge before instructing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend refuse to grant a mortgage on this type of home.

It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ironbridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ironbridge to see if the conveyancing costs will increase in light of this.