Me and my partner are buying a ground floor flat in Ludlow. My Conveyancer is not on the bank solicitor list. Is it possible for me to retain my Ludlow conveyancing solicitor even though they are excluded from the bank panel?

Various options include

• Carry on with your preferred Ludlow property lawyer but your mortgage company will undoubtedly instruct a conveyancer from their approved panel. The net result is additional charges and probable interruption.
• Choose a new lawyer to act in the purchase, making sure they are on the mortgage company conveyancing panel.
• Convince your lawyer to attempt to join the mortgage company panel

Can you vouch for a Barclays approved Ludlow conveyancing lawyer who can have us moved in within 10 days? Would it be better to use a local Ludlow practice or a web based conveyancer?

We would be happy to suggest some excellent Ludlow conveyancing firms. Another option is to visit the main road in Ludlow. Approach some well established firms and ask to speak with a conveyancing solicitor for a quote. Mention your requirements together with the reasons and get a commitment on speed. Appoint the one that genuine.

Due to the advice of my in-laws I had a survey completed on a property in Ludlow in advance of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies tend refuse to grant a loan on this type of house.

It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ludlow. Conveyancing may be slightly more expensive based on your lender's requirements.

I today plan to offer on a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have since found out that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Ludlow. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

Most houses in Ludlow are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Ludlow so you should seriously consider looking for a Ludlow conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your solicitor should advise you fully on all the issues.

Ludlow Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

On the whole the outlay for major works are not built into the maintenance charges, albeit that a few managing agents in Ludlow require leaseholders to pay into a reserve fund created for the specific intention of establishing a fund for major works. What is the maintenance charge and ground rent on the apartment? Who are the managing agents?

Our estate agent has recommended their solicitor for the conveyancing in Ludlow - Is it not simpler better to just use them?

This is not necessarily the case and you are free to opt for whichever conveyancer you prefer for your Ludlow conveyancing. The lawyer put forward by an estate agent may not necessarily be the best conveyancer, they may suggest their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.