How up to date is your search tool for Hartfield conveyancing solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?

Hartfield conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

we are a couple who wish to acquire a purpose built flat in Hartfield with a homeloan from Yorkshire Building Society.We like our Hartfield conveyancing solicitor but Yorkshire Building Society informed us his firm is not on their "panel". It seems we are left with little choice but to instruct a Yorkshire Building Society panel firm or retain our preferred solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Yorkshire Building Society use our lawyer?

Unfortunately,no. The loan offered to you contains various provisions, one of which will be that lawyers must be on the Yorkshire Building Society conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Yorkshire Building Society

Given that I will soon spend hundreds of thousands of pounds on a garden flat in Hartfield I wish to have a conversation with the conveyancer about mytransaction prior to giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your conveyancing in Hartfield.There is no ‘factory style conveyancing’ - each client is an important person, not a case reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Hartfield should be the amount on the final invoice that you end up paying.

I have recently realised that I have 68 years unexpired on my flat in Hartfield. I am keen to extend my lease but my landlord is can not be found. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the landlord. For most situations a specialist may be helpful to carry out a search and prepare a report which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court covering Hartfield.

Hartfield Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

You should be aware that where the lease has less than eighty years it will have adverse implications on the marketability of the property. Check with your mortgage company that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth discovering what this will be. For most Hartfieldlease extensions you would be be obliged to have been the owner of the property for 24 months in order to be entitled to carry out a lease extension. Is anyone aware of any major works in the near future that could add a premium to the service charges?

My work colleague mentioned that when choosing a conveyancing firm they must be approved by your mortgage company. This is my first home move but I have an AIP with Nat West Bank and I already have a high street conveyancing solicitor in Hartfield at the ready. Will Nat West Bank insist on an approved conveyancer to be used? Does a list of approved firms even exist for my conveyancing in Hartfield?

You should choose a solicitor that is on the Nat West Bank panel. Just ring your preferred Hartfield conveyancing solicitor to check if they are on the Nat West Bank panel. If they are not approved you have numerous choices available to you here:

• Proceed with your existing Hartfield solicitor but Nat West Bank will undoubtedly instruct a conveyancing practitioner on their approved list. This will result in additional cost and likely delay.
• Get a fresh conveyancing practitioner to conduct the conveyancing, ensuring that they are on the Nat West Bank conveyancing panel.
• Convince your property lawyer to attempt to join the bank panel.