I am considering remortgaging my home in Ironbridge, does my lawyer need to be on the Virgin Money Solicitor panel?

In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I decided to have a survey carried out on a house in Ironbridge ahead of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders tend not give a loan on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ironbridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ironbridge to see if the conveyancing will be more expensive.

Given that I will soon part with £400,000 on a property in Ironbridge I wish to have a conversation with the conveyancer concerning thetransaction prior to instructing the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your conveyancing in Ironbridge.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Ironbridge should be the figure that you are charged.

I need to instruct a conveyancing practitioner in Ironbridge for my purchase. Can I see a firm’s record with the profession’s regulator?

Members of the public may find published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA could recorded call for training purposes.

I've found a house that seems to be perfect, at a great figure which is making it all the more appealing. I have subsequently found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Ironbridge. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

Most houses in Ironbridge are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Ironbridge so you should seriously consider looking for a Ironbridge conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your lawyer should advise you fully on all the issues.

Ironbridge Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

The majority of Ironbridge leasehold properties will incur a service charge for the upkeep of the building invoiced by the landlord. If you acquire the flat you will have to pay this contribution, usually quarterly accross the year. This can vary from a couple of hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all likelihood there will be a ground rent for you to pay annual, ordinarily this is not a large amount, say approximately £25-£75 but you need to check as on occasion it could be surprisingly expensive. Who are the managing agents?