I am nearing exchange of contracts for my home in Hackenthorpe and the EA has just text me to advise that the purchasers are appointing a new law firm. The excuse is that the lender will only work with property lawyers on their approved list. Why would a leading mortgage company only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Hackenthorpe ?

Mortgage companies have always had panels of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Lending institutions attribute this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

Two weeks ago we had a mortgage agreed in principle with . Hackenthorpe conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from ?

Some lenders take longer than others. Have conducted the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The mortgage over my property is with for my property in Hackenthorpe. Conveyancing was finalised some time 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 BTL mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval prior to letting out your property as this is likely to be a breach of ’s mortgage conditions. It may be that 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.

My sealed bid on a property in Hackenthorpe has been accepted, but there is a chain. The owners have placed an offer on on an apartment, however it’s not been accepted yet, and are looking at other properties booked. I have selected a high street conveyancing solicitor in Hackenthorpe. What should be my next step? When should I get the mortgage application with started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Hackenthorpe conveyancing search charges, etc). First, you should ensure that your is on the approved list. Concerning the next steps this very much dictated by the specifics of your case, motivation for this property and on the state of the market. In a buoyant market many buyers would apply for the mortgage with and pay for the valuation and only if it comes back ok would they ask their to move forward with searches.

Me and my brother purchased a semi-detached Edwardian property in Hackenthorpe. Conveyancing lawyer represented me and . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hackenthorpe and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the purchase.

I am thinking of appointing a conveyancing practitioner in Hackenthorpe for my home move. Is there any facility to see a solicitor's complaints history with the legal regulator?

One can see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.

I have just appointed agents to market my ground floor flat in Hackenthorpe. Conveyancing lawyers have not yet been instructed, but I have just received a quarterly maintenance charge invoice – what should I do?

It best that you discharge the maintenance contribution as usual given that all ground rent and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Hackenthorpe Leasehold Conveyancing - A selection of Queries before Purchasing

Make sure you discover if the the lease includes any adverse restrictions in the lease. For example some leases prohibit pets being allowed in in a block in Hackenthorpe. If you love the flatin Hackenthorpe yet your cat is not allowed to move with you then you will be presented with a hard decision. It would be wise to discover as much as possible regarding the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the tidiness of the communal areas. Ask other tenants what they think of their management. In conclusion, investigate as to the dates that you are obliged pay the service charge to the relevant party and specifically what you get for your money. Who manages the block?