We are buying a 1 bedroom flat in Aldridge with a mortgage. We would like to retain our Aldridge solicitor, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Aldridge property lawyer and pay for one of their panel firms to represent them. This feels very unfair; are we not able to demand that the mortgage company use our Aldridge conveyancer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Aldridge conveyancing solicitor to apply to be on the conveyancing panel.

I am acquiring a house without a mortgage in Aldridge. I have lived for the last dozen years in Aldridge. Conveyancing searches are expensive. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then almost all of the Aldridge conveyancing searches are optional. Your solicitor will try and sway you, no-doubt strongly, that you should have searches completed, but he has a professional duty to take that path of encouragement . Do bear in mind; if you are likely to sell the house at a future date, it may be of importance to your future buyer what the searches contain. There are plenty of instances where properties with no practical issues can still throw up unfavourable search results. A competent conveyancing solicitor in Aldridge will be able to give you some practical guidance in this regard.

I am looking for a ground for flat up to £245,000 and identified one near me in Aldridge I like with amenity areas and transport links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Aldridge suitable, so just wondered if I would be making a grave error purchasing a short lease?

If you require a home loan the shortness of the lease may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.

What advice can you give us when it comes to choosing a Aldridge conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Aldridge conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Aldridge conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

How experienced is the practice with lease extension legislation?

Leasehold Conveyancing in Aldridge - Examples of Questions you should consider before Purchasing

Does this lease have in excess of 90 years unexpired? Does the lease contain onerous restrictions? Are any of leasehold owners in arrears of their service charge liability?

We are in the process of selling our flat in Aldridge. Conveyancing is fine but we are being charged a fortune from the managing agents. So far we have paid £268 for a leasehold management information and then another £134.40 for supplemental questions supplied by the buyers conveyancer.

Neither you or your property lawyer will have any sway over the extent of the charges for this information but the typical costs for the information for Aldridge leasehold premises is £350. For Aldridge conveyancing sales it is standard for the owner to cover the charges. The freeholder or their agents are not duty bound to address such questions although many will be content to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no statute that mandates capped charges for administrative tasks. There is no prescriptive time limit by which they are required to issue the information.