I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Fairfield lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?

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 can not fathom if my bank requires a lease extension. I have telephoned my Fairfield bank branch on various occasions and was told it wasn't a problem and they would lend. My Fairfield conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. Who do I believe?

Provided that the lawyer is on the mortgage company approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I recently had an offer accepted on a house in Fairfield. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Not long after, the solicitor called me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Fairfield is the location of the property. What do you suggest?

Flying freeholds in Fairfield are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Fairfield you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fairfield may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

How can the Landlord & Tenant Act 1954 affect my commercial offices in Fairfield and how can your lawyers assist?

The particular law that you refer to gives protection to commercial leaseholders, granting the legal entitlement to apply to court for a new tenancy and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Fairfield is one of the hundreds of areas of the UK in which our lawyers are located

We're FTB’s - had an offer accepted, but the property agent told us that the owners will only move forward if we use the agent's chosen solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Fairfield

We suspect that the owner is unaware of this requirement. If they require ‘a quick sale', turning down a serious purchaser is counter productive. Bypass the agents and go straight to the sellers and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you will continue to appoint your preferred Fairfield conveyancing lawyers - rather thanthose that will give their negotiator at the agency a kickback or achieve conveyancing thresholds demanded by HQ.

Do I need to pop into the offices of the mortgage company conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Fairfield so that I can attend their offices if necessary.

Most conveyancing panel lawyers for the mortgage company undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Fairfield. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.