Our lawyer has discovered a a problem with the lease for the property we are buying in Barton Le Clay. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our conveyancing practitioner says that he must ensure that the mortgage company is happy with this solution. Are we the client or is the mortgage company ?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

We are buying a property and need a conveyancing solicitor in Barton Le Clay who is on the Co-operative approved panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Barton Le Clay.

After reading mumsnet.com for a conveyancing solicitor in Barton Le Clay, most comment that I should use a CQS assured solicitor. Can you explain what CQS is?

Barton Le Clay Conveyancing Quality Scheme solicitors have achieved accreditation by the law Society CQS was created to promote high standards in the home buying process. CQS enables consumers to recognise solicitor firms that provide a quality residential conveyancing. Barton Le Clay is one of the many areas in England and Wales in which accredited firms are located. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.

My wife and I buying a detached bungalow in Barton Le Clay. Our aim is to an extension at the rear at the house.Will the conveyancing process involve checks to determine if these works were previously refused?

Your conveyancer should review the deeds as conveyancing in Barton Le Clay will sometimes identify restrictions in the title deeds which prohibit certain works or necessitated the consent of a 3rd party. Many works call for local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

My wife and I are in the throws of looking at flats in Barton Le Clay and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Bank of Ireland.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.

I have decided to exercise my right to buy my property in Barton Le Clay off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I would like to rent out my leasehold apartment in Barton Le Clay. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Even though your last Barton Le Clay conveyancing solicitor is no longer available you can check your lease to see if you are permitted to let out the apartment. The rule is that if the lease is non-specific, subletting is permitted. There may be a precondition that you must obtain permission from your landlord or some other party in advance of subletting. The net result is that you cannot sublet in the absence of prior permission. Such consent must not not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you should ask your landlord for their consent.

Leasehold Conveyancing in Barton Le Clay - Sample of Queries Prior to Purchasing

How long is the Lease? Its a good idea to discover as much as possible regarding the company managing the building as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the common parts. Ask other people whether they are happy with their service. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending that money.