Can you help? My Havant lawyer is informing me me that he has toapply for Havant conveyancing searches asthe firm are on the Nat Westconveyancing panel. Is my solicitor correct?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Havant conveyancing searches.

My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Havant. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this allowed?

Given you plan to re-mortgage then Clydesdale will insist on your using a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.

I have decided to exercise my right to buy my property in Havant off the council. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

Completion of my purchase has taken place for my property in Havant. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that 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.

I have finally had an offer on a maisonette in Havant agreed to, but there is a chain. The sellers have offered on a flat, however it’s not yet tied up, and are looking at other properties booked. I have selected a bricks and mortar conveyancing solicitor in Havant. What do I do now? When do I get the mortgage application with Kent Reliance going?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Havant conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Kent Reliance approved list. As to the subsequent steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a rising market some home buyers would apply for the mortgage with Kent Reliance and arrange for the valuation and only if it was satisfactory would they request their solicitor to proceed with the conveyancing in Havant.

How easy is it to use your search tool to locate a conveyancing practitioner in Havant on the authorised to act for my mortgage?

First select a mortgage company such as Santander, The Mortgage Works or Godiva Mortgages Ltd then choose your preferred area for instance Havant. Conveyancing practices in Havant and nationally should be shown.

I work for a reputable estate agent office in Havant where we have witnessed a few flat sales jeopardised as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Havant conveyancing firms. Can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I inherited a split level flat in Havant, conveyancing was carried out 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Havant with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease ends on 21st October 2082

With only 56 years unexpired the likely cost is going to be between £29,500 and £34,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.