We are a couple about to sign contracts for a property in Burbage and Hinckley. We have hit a stumbling block. Our mortgage offer with Nationwide Building Society expires on 26/2/2026 but the sellers are putting forward a completion date of 2/3/2026. Is it possible to prolong the mortgage offer?

The person best placed to address this question is your solicitors who is in a position to determine if he or she is should be discussing with the mortgage company, vendor’s lawyers, property agents or conceivably all parties taking into account what has happend in your transaction to date.

I had intended to instruct a conveyancing solicitor in Burbage and Hinckley for our house move. Our financial adviser has since notified us that our mortgage lenders Norwich and Peterborough Building Society won't deal with them. Why is this not regarded as unfair competition?

Lenders tend to restrict either the type or the volume of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few banks have decided to limit the number of solicitor practices they allow to act for them. You should note that Norwich and Peterborough Building Society have no responsibility for the quality of advice provided by any member of Norwich and Peterborough Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there are mixed views about the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Burbage and Hinckley only perform a couple conveyances a year.

We are getting the release of further funds on our mortgage from HSBC as we wish to carry out alterations to our property in Burbage and Hinckley. Do we need to appoint a local Burbage and Hinckley solicitor on the HSBC conveyancing panel to deal with the legals?

HSBC would not normally instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.

I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Burbage and Hinckley solicitor on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

I am selling my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Burbage and Hinckley solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

Should our lawyer be making enquiries regarding flooding as part of the conveyancing in Burbage and Hinckley.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Burbage and Hinckley. There are those who acquire a property in Burbage and Hinckley, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Burbage and Hinckley. The standard property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the seller to determine if the property has suffered from flooding. If the premises has been flooded in past and is not notified by the vendor, then a buyer could bring a legal claim for losses resulting from an incorrect reply. A buyer’s conveyancers may also commission an environmental search. This should indicate whether there is a recorded flood risk. If so, additional inquiries should be conducted.

Just had an offer accepted on a new build apartment in Burbage and Hinckley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Burbage and Hinckley

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants.