Unfortunately I am unable to travel far from Brown Edge. What is the rationale as to why all Brown Edge property lawyers are not on all bank panels?

Banks tend to restrict either the nature or the number of conveyancing solicitors on their panel. Typical examples of such criteria being that a firm must have two or more partners. In addition to restricting the structure of firm, some building societies made a decision to reduce the size of their panel they permit to represent them. You should note that banks have no accountability for the accuracy of advice provided by any Brown Edge solicitor on their approved list. Mortgage fraud was the key driver in the culling of solicitor panels a few years ago notwithstanding that there are differing opinions concerning whether solicitors sat at the center of that fraud. Data from the Land Registry reveal that thousands of conveyancing practices only carry out less than three conveyances annually. Those advocating conveyancing panel culls ask why law firms should have claim to remain on a bank panel when clearly conveyancing is not their speciality?

We have a mortgage agreed in principle with HSBC. Brown Edge conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from HSBC?

Some lenders take longer than others. Have HSBC conducted the valuation? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Brown Edge lawyer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

Skipton have agreed my mortgage in principle, my bid on a house in Brown Edge has been accepted, now what?

The estate agent will wish to be advised as to your solicitor's details (ensure that the lawyers are on the lender’s panel). Telephone Skipton or your financial adviser and finish off any outstanding documentation. Skipton will instruct a valuer who will get in touch with the estate agent or owners to book a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Skipton will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brown Edge.

I am selling my home. My previous solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Brown Edge if that makes a difference.

You should use our search tool to help you find a solicitor for your conveyancing in Brown Edge. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

Am I best advised to instruct a Brown Edge conveyancing practitioner in close proximity to the house I am buying? An old friend can perform the legal formalities however his firm is located 300miles drive away.

The primary upside of using a high street Brown Edge conveyancing firm is that you can attend the office to execute documents, present your ID and apply pressure on them where appropriate. Having local Brown Edge know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that must trump using an unknown Brown Edge conveyancing lawyer solely due to them being based in the area.

Can you provide any advice for leasehold conveyancing in Brown Edge with the purpose of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Brown Edge can be bypassed if you instruct lawyers the minute you market your property and ask them to collate the leasehold information needed by the purchasers’ conveyancers.
In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Most leases in Brown Edge state that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord consenting to such changes. Should you fail to have the paperwork in place you should not contact the landlord without contacting your conveyancer before hand. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic rather than ongoing. Some Brown Edge leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.

Brown Edge Leasehold Conveyancing - A selection of Queries before buying

What is the length of the lease? How much is the ground rent and service charge? This information is useful as a) areas may cause problems for the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the tenants have a dispute with the running of the building you will need to have complete disclosure