It has come to my attention via my mortgage broker that my Montgomery the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?

The first thing you need to do is to call your Montgomery lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Montgomery conveyancing practice that is on the conveyancing panel for your bank.

Why do I have to pay up front when it comes to conveyancing in Montgomery?

If you are buying a property in Montgomery your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is as part of the sale price then this will be required shortly in advance of exchange of contracts. The closing balance that is due will be payable a couple of days ahead of the completion date.

I'm refinancing my current property to a BTL loan with Aldermore and I will use the rest of the raised equity as a down payment on further house. The area we are interested in is Montgomery. Will your solicitors be able to act for the two banks and tie in the conveyances?

Do use our comparison tool on this site to ensure that the solicitors are on the appropriate lender panels. Assuming that they are your solicitor will be able to simultaneously deal with the two deals but you should talk with you solicitor and make clear your desired outcome and requirements.

We're new to the buying process - had an offer accepted, yet the property agent has warned us that the owners will only go ahead if we use the agent's preferred solicitors as they need a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Montgomery

It is unlikely the vendors are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you intend to appoint your own,trusted Montgomery conveyancing firm - rather thanthe ones that will provide the negotiator at the agency a commission or achieve conveyancing figures demanded by HQ.

Back In 2009, I bought a leasehold house in Montgomery. Conveyancing and Birmingham Midshires mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Montgomery who previously acted has now retired. What should I do?

First make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Montgomery conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Montgomery Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

What restrictions are there in the Montgomery Lease? The answer will be important as a) areas could cause problems in the block as the communal areas may start to deteriorate if repairs remain unpaid b) if the tenants have a dispute with the running of the building you will wish to have full disclosure Where a Montgomery lease has no more than 80 years it will have adverse implications on the salability of the property. It is worth checking with your bank that they are content with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this will be. Remember, in most cases you would be be obliged to have owned the residence for a couple of years in order to be eligible to carry out a lease extension.