My wife and I have just bought a property in Beeston. We have since encountered a number of problems with the property which we consider were missed in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Beeston?

The query is not clear as what problems have arisen and if they are relate to conveyancing in Beeston. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the process, a property owner completes a form known as a SPIF. answers ends up being incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Beeston.

we are a couple who wish to acquire a newly converted flat in Beeston with a homeloan from Virgin Money.We use our Beeston conveyancing lawyer but Virgin Money advised that her practice is not listed on their "panel". we are left little option but to use a Virgin Money panel firm or retain our preferred solicitor and fork out for a Virgin Money panel lawyer to represent them. This seems very unfair; Can we not simply insist that Virgin Money use our lawyer?

Unfortunately,no. The loan offered to you is subject to its terms and conditions, one of which will be that lawyers will be on the Virgin Money solicitor panel. in the past, most banks had large numbers of solicitors 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Virgin Money

Is it correct that all Beeston CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved solicitors?

A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

is it true that all Beeston conveyancing solicitors on the Kent Reliance conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.

I have a mortgage with Skipton for my property in Beeston. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

Your original mortgage agreement with Skipton will provide that you need their approval prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel solicitor.

My brother has suggested that I use his lawyers for conveyancing in Beeston. Should I find my own solicitor?

Much as we are happy to recommend a Beeston conveyancing lawyer it’s preferable to find a conveyancing practitioner is to seek feedback from friends or family who have previously instructed the solicitor that you are are thinking of instructing.

Last June I purchased a leasehold house in Beeston. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Beeston - Sample of Questions you should consider Prior to buying

You will want to discover as much as possible about the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the tidiness of the communal areas. Don't be shy to ask other tenants whether they are happy with their management. Finally, be sure you know the dates that the service fees are due to the appropriate party and precisely how they are spending that money. Be sure to investigate if there are any onerous restrictions in the lease. For instance it is reasonably common in Beeston leases that pets are not allowed in in a block in Beeston. If you love the flatin Beeston however your cat can’t live with you then you will be faced difficult determination.