The mortgage over my property is with for my property in Chapeltown. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

You must advise prior to letting out your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. It should not be necessary to do this via a conveyancing panel solicitor.

The formalities of my purchase has taken place for my property in Chapeltown. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Intending to buy a maisonette in Chapeltown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Chapeltown is on the conveyancing panel.

I have a 4 bedroom Georgian property in Chapeltown. Conveyancing practitioner represented me and . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Chapeltown and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who conducted the conveyancing.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Chapeltown. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Chapeltown

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. 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. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

In what way does the Landlord & Tenant Act 1954 affect my business property in Chapeltown and how can your lawyers assist?

The particular law that you refer to gives a safeguard to commercial leaseholders, giving them the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Chapeltown

Is it best to instruct a Chapeltown conveyancing solicitor based in the area that I am buying? I have an old university friend who can deal with the legal work but they are based 400miles drive away.

The benefit of a local Chapeltown conveyancing firm is that you can visit the firm to execute documents, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and in the main were impressed that must outweigh using an unknown Chapeltown conveyancing solicitor just because they are local.