My IFA has asked me for my Wells law firm’s panel reference for the Nationwide conveyancing panel. Can you suggest how I discover this. I have tried my local Wells branch but they have not responded to me.

The sensible thing to do is ask for this information from your Wells lawyer . Most Wells law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

It is a dozen years since I purchased my home in Wells. Conveyancing lawyers have recently been retained on the sale but I can't find the title deeds. Is this a major issue?

You need not be too concerned. First there is a possibility that the deeds will be retained by the mortgage company or they could be in the possession of the solicitor who acted in the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Wells relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.

Due to the input of my in-laws I had a survey completed on a property in Wells before instructing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to grant a loan on such a premises.

It depends who your proposed lender is. Santander has different requirements from Halifax. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wells. Conveyancing may be slightly more expensive based on your lender's requirements.

When it comes to leasehold conveyancing in Wells what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Wells. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are missing. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You will have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Birmingham Midshires, Barnsley Building Society, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.

Leasehold Conveyancing in Wells - Sample of Queries Prior to Purchasing

What is the maintenance charge and ground rent on the apartment? Who is in charge of the block?

My fiance and I have just had an offer accepted on a flat and had meeting on Wednesday with Leeds Building Society for the mortgage. They warned me that when it comes to appointing a conveyancer that if they are not on their approved panel of conveyancers then we will incur a further fee of about two hundred pounds. This is because they would then have to instruct a solicitor to act for them as well as the one we choose to act for ourselves and we assume responsibility for their invoice. I have asked Leeds Building Society to provide me with a list so I can obtain quotes only from their approved solicitors but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?

You can enquire of Leeds Building Society what their panel criteria is for a solicitor.Then ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society before. If the answer to those is yes, then just double check with Leeds Building Society. Another option is to utilise our search tool and we should be able to identify a conveyancer in Wells on the approved list for Leeds Building Society.