Is the fact that my solicitor in Hawkshead is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Hawkshead conveyancing firm and enquire why they are no longer on the approved list for your bank.

I'm buying a new build house in Hawkshead with the aid of help to buy. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about this extras as it would put at risk my mortgage with Virgin Money. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My brother has urged me to appoint his conveyancers in Hawkshead. Should I find my own property lawyer?

Much as we are happy to recommend a Hawkshead conveyancing lawyer it’s preferable to select a conveyancing practitioner is to have feedback from friends or family who have actually used the solicitor you're contemplating using.

I am intending to sublet my leasehold flat in Hawkshead. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in Hawkshead do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates 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.

I purchased a ground floor flat in Hawkshead, conveyancing having been completed in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Hawkshead with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease ends on 21st October 2081

You have 56 years unexpired the likely cost is going to be between £29,500 and £34,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

Can you suggest a good Hawkshead solicitor for purchasing a flat? A friend suggested one but their estimate was £1250 for a 250k property. I think thats a wee bit steep. The bank will be Leeds Building Society.

The purpose of this site is restricted to being a directory service for conveyancing practitioners who want to be listed as being on the approved conveyancing panel for Leeds Building Society in certain areas for example Hawkshead . Our intention is not to recommend any specific solicitor.