I am hoping to receive a mortgage offer from Lloyds. My intention is to retain the legal services of a Licensed Conveyancer in Mortimer. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

Our solicitor has identified a a legal deficiency with the lease for the property we are purchasing in Mortimer. The other side have suggested defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer has advised that he must check that the bank is willing to move forward with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company 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 property lawyer will have no choice but to discontinue acting for you.

I had intended to instruct a property lawyer in Mortimer for our home move. Our broker has since notified us that our bank Nottingham Building Society won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all Mortimer conveyancing firms would have been on most mortgage company panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms regarding their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum number of transactions. Many Mortimer conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Mortimer is one of the numerous locations where the solicitors we list are members of the panel for Nottingham Building Society.

The deeds to our house are lost. The solicitors who handled the conveyancing in Mortimer 5 years ago no longer exist. What are my options?

As long as the title is registered the information relating to your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, locate your property and secure current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

Due to sign contracts shortly on a ground floor flat in Mortimer. Conveyancing solicitors have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Mortimer should include some of the following:

The unexpired lease term. You should be advised as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years You must be told what constitutes a Nuisance in the lease Additions to the flat Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?

Mortimer Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

How is the lease structured? It would be a good idea to discover if there is anything that is prohibited in the lease. For example it is very common in Mortimer leases that pets are not allowed in in a block in Mortimer. If you love the propertyin Mortimer however your cat is not allowed to move with you then you will be faced difficult choice. The answer will be important as a) areas may cause problems in the building as the common areas may start to deteriorate if repairs are not paid for b) if the leaseholders have a dispute with the managing agents you will wish to know about it