I am buying property in Lozells. My Solicitor is not listed on the bank approved panel. Can I still retain my Lozells conveyancing solicitor even though they are excluded from the bank panel?

One must appoint a conveyancer to deal with the formalities when you need a loan to buy your home. They will conduct all the necessary investigations on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in place. One may appoint a Lozells lawyer of your choice. Nevertheless, if the conveyancer selected is not on the lender solicitor panel additional charges will arise as separate legal representation will be required by them. Bank panel applications can be submitted, so where your lawyer has not previously applied for membership they should take the chance to apply.

All was ready to move into my new home in Lozells next Monday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the bank expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Lozells.

Completed the sale of my flat in Lozells last January yet the purchaser is SMS messaging daily complaining that his conveyancer needs to hear from mine. What are the post completion sale formalities following completion?

Post completion of your sale your solicitor is committed to send the transfer deeds and all additional paperwork to the purchaser's solicitors. Where relevant, your solicitor must also evidence that the mortgage has been redeemed to the buyers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Lozells.

I decided to have a survey completed on a property in Lozells prior to appointing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders will not grant a mortgage on this type of premises.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lozells. Conveyancing will be smoother if you use a solicitor in Lozells especially if they are acquainted with such properties in Lozells.

We have had DIP from Nationwide Building Society who said that they will loan up to £117k. When do we need to appoint a solicitor for conveyancing? Lozells is where we plan to move to.

You can appoint a property lawyer now so that the conveyancer can open the file so they can do their AML checks etc. If and when you wish them to commence work they will seek a deposit normally approximately £175. That should normally be after you have the loan offer from the bank and valuation back, however should you wish to expedite matters you can get going quicker albeit risking some money.