Me and my partner are planning to purchase a 3 bedroom flat in Killay with a mortgage. We would like to retain our Killay lawyer, but the mortgage company advise he's not on their "panel". It seems we have no option but to select one of the lender panel conveyancing practices or continue with our Killay solicitor as well as pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?

Unfortunately,no. 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 Killay conveyancing solicitor to apply to be on the conveyancing panel.

My wife and I are soon to complete buying a property in Killay but as a consequence of damage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of three thousand pounds in the form of a deduction in the price. This was going to be dealt with as part of amending the contract yet Yorkshire BS will not agree to this. Why were they notified?

Any conveyancer that is on the Yorkshire BS approved list is obliged to inform Yorkshire BS of any changes to the sale price. If you were to refuse your lawyer to disclose the reduction to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new conveyancing practitioner for your conveyancing in Killay.

When will exchange of contracts occur in sale conveyancing in Killay and do I need to attend the solicitors branch?

If you are near to our conveyancing solicitors in Killay you are invited in to sign the paperwork. However, the lender approved solicitors we work with supply a national conveyancing service and give just as detailed and professional a job for you when communicating with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Killay)to be in the office at the appropriate time.

Due to the input of my in-laws I had a survey completed on a house in Killay before appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders will not issue a loan on such a house.

It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you contact us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Killay. Conveyancing may be slightly more expensive based on your lender's requirements.

Can you provide any top tips for leasehold conveyancing in Killay from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Killay can be reduced where you get in touch lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information which will be required by the purchasers’ representatives.
The majority of freeholders or managing agents in Killay charge for providing management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Killay. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Killay state that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord consenting to such changes. If you dont have the paperwork in place you should not communicate with the landlord without contacting your lawyer before hand. If you hold a share in a the Management Company, you should make sure that you are holding the original share document. Organising a new share certificate can be a lengthy process and frustrates many a Killay conveyancing transaction. Where a new share is necessary, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later.

Killay Leasehold Conveyancing - A selection of Queries before Purchasing

The best form of lease arrangement is if the freehold reversion is owned by the leaseholders. In this situation the tenants benefit from being in charge if their destiny and notwithstanding that a managing agent is frequently retained where the building is larger than a house conversion, the managing agent retained by the leaseholders. What is the the remaining lease term?