I plan on purchasing an apartment in Biddenham. My Solicitor is not listed on the lender solicitor panel. Can I still use my Biddenham conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?

One will need to have a solicitor to deal with the legal work required if you require a loan to buy your property. The lawyer will carry out all the appropriate due diligence on the property, make sure that you’re properly registered as the owner and ensure that all the required mortgage paperwork is in order. One could select a Biddenham conveyancer of your choice. However, if the property lawyer appointed is not on the bank approved list supplemental charges will be levied as separate legal representation will be need by the bank. Conveyancing panel applications can be submitted, so provided your solicitor has not historically sought membership they can do so.

When it comes to lenders such as Nottingham, do Biddenham property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

We were going to get a OIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Biddenham solicitors on the Barclays conveyancing panel, or is it better to go independently?

You will need to appoint Biddenham solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

After weeks of negotiation I have agreed a price on a house in Biddenham. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. A few days later, the property lawyer called me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I got the keys to my apartment on 6 August and the transaction details are still not registered. Need I be worried? My conveyancing solicitor in Biddenham expressed confidence that it will be dealt with inside ten days. Are properties in Biddenham particularly slow to register?

As far as conveyancing in Biddenham is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd persons or bodies. At present roughly 80% of such applications are fully dealt with within two weeks but some can be subject to protracted hold-ups. Historically registration is effected after the buyer is living at the property thus an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.

I am buying a new build apartment in Biddenham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Biddenham

Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

We have been advised by numerous estate agents that it may take six to eight weeks for Biddenham conveyancing to complete.This was 3 ago. The property information was only received to my lawyer last week so now does it countdown?

Six to eight weeks is an extremely rough timescale. Providing assurances as to precisely how how many weeks Biddenham conveyancing will take is nigh on impossible. Every Biddenham conveyancing transaction will have it’s bespoke set of complexities. Accordingly your conveyancer will find it difficult to accurately predict how long it will take to complete conveyancing in Biddenham.