I am considering applying for a Lloyds mortgage for purchase of a new build (under development) in Perton with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?

In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds 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 transaction.

Me and my partner are buying a house in Perton. It might be a silly question but how we can trust a conveyancer? On completion day we have to put our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I happen to be the single recipient of my late father’s will with all property in now in my sole name, including the house in Perton. Conveyancing formalities meant that the Land Registry date was in November. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the house in November. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view banks take of it, depend on the bank as this requirement principally exists to capture the purchase and immediately sell or the flipping of property.

After months of negotiation I have agreed a price on an apartment in Perton. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. A few days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Perton differ for newly converted properties?

Most buyers of new build property in Perton contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Perton usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Perton or who has acted in the same development.

We're new on the property ladder - had an offer accepted, but the estate agent told us that the owners will only proceed if we appoint their chosen conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Perton

It is improbable the owners are behind this. Should the vendor want ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Speak to the vendors direct and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Perton conveyancing solicitors - as opposed tothe ones that will earn the estate agent a kickback or achieve conveyancing targets demanded by HQ.

Estate agents have just been given the go-ahead to market my ground floor apartment in Perton. Conveyancing is yet to be initiated, but I have just received a yearly maintenance charge invoice – what should I do?

The sensible thing to do is discharge the maintenance contribution as usual given that all rents and service invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Perton - Sample of Queries Prior to Purchasing

It would be sensible to discover if there is anything that is prohibited in the lease. For instance it is very common in Perton leases that pets are not allowed in certain buildings in Perton. If you love the flatin Perton but your cat can’t move with you then you will be faced hard determination. Is the freehold owned jointly by the leaseholders? What prohibitions are contained in the Perton Lease?