My fiance and I are buying a newbuild apartment in North Cheam with a homeloan from Nottingham Building Society.We would like to retain our North Cheam conveyancing lawyer but Nottingham Building Society says he's not listed on their "panel". It seems we are left with little choice but to instruct a Nottingham Building Society panel solicitor or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan issued to you is subject to its various provisions, one of which will be that lawyers needs to be on the Nottingham Building Society approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Nottingham Building Society

What is the difference between a licensed conveyancer and conveyancing solicitor in North Cheam

There are many recorded licenced Conveyancers in North Cheam and Solicitor firms in North Cheam who can help with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in the home buying process. They may both also conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I have been told by my solicitor that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in North Cheam?

The appropriate level of flying freehold indemnity insurance depends on your lender. It would differ for example between Santander and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

Can you point me to a directory of Aldermore panel conveyancers in North Cheam on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings open the public over the internet. Where you are looking for a North Cheam lawyer on the Aldermore please use our tool.

My wife and I own a semi-detached Edwardian house in North Cheam. Conveyancing practitioner acted for me and Barclays Direct. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register for 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 North Cheam 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 mortgage companies. You can also enquire as to the position with the conveyancing solicitor who conducted the work.

I need to retain a conveyancing solicitor for remortgage conveyancing in North Cheam. I have chance upon a web site which appears to be the ideal solution If there is a chance to get all this stuff done via phone that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

In relation to leasehold conveyancing in North Cheam what are the most frequent lease defects?

Leasehold conveyancing in North Cheam is not unique. All leases are individual and drafting errors can sometimes mean that certain clauses are not included. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

You could have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, The Mortgage Works, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.

North Cheam Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

Are there any major works in the near future that will increase the service fees? How long is the Lease? Where a North Cheam lease has fewer than eighty years it will affect the salability of the apartment. Check with your mortgage company that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the property for two years before you are eligible to extend the lease.