I can't travel far from Redditch. What is the rationale as to why all Redditch are not on all lender panels?

Even though it may seem unfair for lenders to restrict who can represent them, from the public’s or solicitor’s perspective, the the contrary view is that banks are increasingly anxious and consider it necessary to defend themselves against illegal activities. As a result of this concern banks have restricted their conveyancing panel to a size that they are happy to control.

Please help. My Redditch lawyer is advising me that she is duty bound toapply for Redditch conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a lender your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Redditch conveyancing searches.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who dealt with the conveyancing in Redditch 4 years ago no longer exist. Will I be able to sell the house?

Gone are the days when you need to have the physical original deeds to establish that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.

I'm purchasing my first flat in Redditch with a loan from . The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not inform my solicitor about the extras as it would put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am the registered owner of a split level flat in Redditch, conveyancing having been completed in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Redditch with an extended lease are worth £165,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.