My husband and I are buying a 2 bedroom apartment in Colnbrook with a mortgage. We like our Colnbrook lawyer, however the mortgage company says he's not on their "panel". It appears that we have no choice but to instruct one of the mortgage company panel conveyancing practices or continue with our Colnbrook lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Colnbrook conveyancing lawyer to apply to be on the conveyancing panel.

My aunt passed away last year and as sole heir and executor I was left the property in Colnbrook. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Barclays, pay off the mortgage. Is this possible?

If you plan to re-mortgage then Barclays will insist on your using a conveyancer on the Barclays conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Barclays conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Barclays mortgage is registered as a charge at the Land Registry.

My father has recommend that I instruct his lawyers for conveyancing in Colnbrook. Do I take his recommendation?

Much as we are happy to recommend a Colnbrook conveyancing lawyer it’s preferable to select a conveyancing practitioner is to seek referrals from friends or family who have experience in using the solicitor that you are considering.

Do you have any top tips for leasehold conveyancing in Colnbrook with the aim of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Colnbrook can be bypassed if you appoint lawyers the minute your agents start advertising the property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Arranging a new share certificate is often a lengthy formality and delays many a Colnbrook conveyancing deal. Where a new share is necessary, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example installed wooden flooring? Colnbrook leases often stipulate that internal structural changes or installing wooden flooring require a licence issued by the Landlord acquiescing to such works. Should you fail to have the paperwork in place you should not communicate with the landlord without checking with your conveyancer in advance. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is below 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have had conflict with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet 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 ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic rather than ongoing.

Leasehold Conveyancing in Colnbrook - Sample of Queries Prior to Purchasing

It is important to be aware whether window replacement or some other major work is due shortly to be shared between the leasehold owners and will dramatically impact the level of the maintenance costs or require a specific payment. It would be wise to discover if there is anything that is prohibited in the lease. For instance it is very common in Colnbrook leases that pets are not allowed in in a block in Colnbrook. If you like the propertyin Colnbrook however your cat can’t live with you then you will be presented with a hard decision.

We have just had a bid accepted on our first home in Colnbrook, and are about to get solicitors appointed. I have made use of the numerous comparison tools and the fee estimates are from all over the England and Wales. Is it necessary to have a Colnbrook solicitor local to our prospective house? We are content to do all the communicating over the internet, but I guess at some point we may need to attend the lawyer's office to sign contracts?

The conveyancing practitioner does not have to be in Colnbrook, but choosing local means that you have the option to go in if required, for instance, if a signature is immediately necessary. In addition, a Colnbrook solicitor is likely to be familiar with local agents and (if the vendor has chosen a local property lawyer) with them, which should help keep things moving faster.