We wanted to use a conveyancing solicitor in Lickey End for our house move. Our broker informed us that our bank Accord Mortgages Ltd won't deal with them. Surely this is unfair competition?

Mortgage Companies on the whole imposes restrictions either the type or the amount of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have decided to limit the amount of firms they permit to represent them. Be aware that Accord Mortgages Ltd have no responsibility for the quality of advice provided by any member of Accord Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there are differing views regarding the level of solicitor involvement in some of that fraud. Statistics from the Land Registry indicate that hundreds of law firms, including some in or near Lickey End only conduct one or two conveyances a year.

We have agreed to purchase a house in Lickey End. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?

Given that you are obtaining a mortgage with Co-operative your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease does not meet these provisions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Lickey End.

I currently have a mortgage with Bank of Ireland for my property in Lickey End. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Your original mortgage agreement with Bank of Ireland will provide that you need their approval in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.

About to purchase house in Lickey End. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Lickey End solicitor is on the Co-operative conveyancing panel.

I need some quick conveyancing in Lickey End as I have a deadline to exchange contracts within 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not obtaining a home loan you are at free not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Lickey End the following are examples of issues that can arise and therefore affect future saleability: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...

Due to the advice of my in-laws I had a survey completed on a property in Lickey End ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some banks may not grant a loan on a flying freehold house.

It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lickey End. Conveyancing will be smoother if you use a solicitor in Lickey End especially if they are acquainted with such properties in Lickey End.

Are there common defects that you see in leases for Lickey End properties?

Leasehold conveyancing in Lickey End is not unique. All leases are unique and drafting errors can result in certain clauses are not included. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the property

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Coventry Building Society, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to withdraw.

Lickey End Leasehold Conveyancing - Sample of Queries before buying

Who are the managing agents? The best form of lease structure is where the freehold reversion is owned by the leaseholders. In this situation the leaseholders have being in charge if their destiny and although a managing agent is usually employed where it is bigger than a house conversion, the managing agent is directed by the tenants. Plenty Lickey End leasehold apartments will be liable to pay a service charge for maintenance of the building levied by the management company. Should you acquire the apartment you will have to pay this contribution, normally in instalments during the year. This can differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a rentcharge to be met yearly, ordinarily this is not a significant sum, say about £25-£75 but you should to enquire as sometimes it could be many hundreds of pounds.