Some advice if I may. My Basingstoke conveyancer is advising me that he is legally obliged toapply for Basingstoke conveyancing searches asthe firm are on the Nat Westconveyancing panel. Do I not have any say here?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Basingstoke conveyancing searches.

We were going to get a DIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Basingstoke solicitors on the Nottingham conveyancing panel, or is it better to go independently?

You will need to appoint Basingstoke solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.

I have decided to exercise my right to buy my property in Basingstoke off the council. I have a mortgage offer with Lloyds. 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 have 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.

I am due to exchange contracts on my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Basingstoke solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am looking for a flat up to £305k and identified one close by in Basingstoke I like with open areas and station in the vicinity, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Basingstoke for this price, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan that many years may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

Last July I purchased a leasehold property in Basingstoke. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Basingstoke Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

Be sure to find out if there are any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in certain buildings in Basingstoke. If you love the propertyin Basingstoke however your cat is not allowed to move with you then you will be faced difficult decision. The answer will be useful as a) areas could cause problems for the block as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have a dispute with the running of the building you will need to have full disclosure Who manages the building?

At long last our conveyancing in Basingstoke completes on Friday, but the people I am buying from wishes to vacate on the Saturday afternoon. Should I accept such a plan?

Where you require a bank loan then your property lawyer will insist that the premises arevacant on Friday - the lender will compel it.