Some advice if I may. My Hackenthorpe conveyancer is advising me that she is duty bound toapply for Hackenthorpe conveyancing searches stemming from the fact thatthe firm are on the HSBCconveyancing panel. Is my solicitor correct?

You have limited options available to you. As you are obtaining a home loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Hackenthorpe conveyancing searches.

Do the Building Society Association intend to launch a search tool with a view to list solicitors on the Loughborough BS conveyancing panel for instance in Hackenthorpe?

We are not aware of any plans on the part of the BSA to promote such a tool.

We are purchasing a victorian detached house in Hackenthorpe. Our aim is to an extension at the rear at the property.Will the conveyancing process include checks to ascertain if these alterations are allowed?

Your solicitor should check the deeds as conveyancing in Hackenthorpe can sometimes reveal restrictions in the title deeds which prohibit categories of works or need the permission of another owner. Many additions call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Hackenthorpe lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I have a mortgage with HSBC for my property in Hackenthorpe. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?

Your original mortgage agreement with HSBC will provide that you need their approval before letting out your property as this is likely to be a breach of HSBC’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 HSBC directly. You need not do this via a HSBC conveyancing panel lawyer.

What does commercial conveyancing in Hackenthorpe cover?

Commercial conveyancing in Hackenthorpe covers a broad range of guidance, supplied by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

Frank (my husband) and I may need to let out our Hackenthorpe ground floor flat temporarily due to a new job. We instructed a Hackenthorpe conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

Some leases for properties in Hackenthorpe do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Leasehold Conveyancing in Hackenthorpe - Sample of Questions you should consider before buying

Generally speaking the outlay for major works tend not to be wrapped into the service charges, albeit that some managing agents in Hackenthorpe ask leasehold owners to contribute towards a sinking fund created for the specific purpose of establishing a fund for major works. You will want to discover as much as possible about the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to every day matters such as the cleanliness of the common parts. Enquire of other people if they are happy with their service. Finally, be sure you discover the dates that the maintenance charges are due to the relevant party and specifically what you get for your money. How many years are left on the lease?