My husband and I have arranged a further advance on our mortgage from Kent Reliance as we intend to conduct improvements to our home in Heckington. Are we obliged to appoint a high street Heckington solicitor on the Kent Reliance conveyancing panel to deal with the legals?

Kent Reliance do not ordinarily appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Heckington conveyancing practitioner 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

After shopping around on the internet I have found a Heckington conveyancer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Heckington postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Heckington.

four months have elapsed following my purchase conveyancing in Heckington concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase a new build apartment in Heckington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Heckington

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I need to appoint a conveyancing solicitor for freehold conveyancing in Heckington. I have land on a site which seems to have the ideal solution If it is possible to get all formalities done via web that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Jane (my partner) and I may need to sub-let our Heckington basement flat temporarily due to a new job. We instructed a Heckington conveyancing firm in 2001 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Heckington conveyancing lawyer is not available you can review your lease to see if it allows you to sublet the property. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek permission via your landlord or some other party before subletting. This means you not allowed to sublet without first obtaining permission. The consent must not not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.

Heckington Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

The majority of Heckington leasehold properties will incur a service bill for the upkeep of the building invoiced by the management company. Should you buy the apartment you will have to meet this charge, usually in instalments throughout the year. This may be anything from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a ground rent for you to pay annual, normally this is not a large amount, say approximately £25-£75 but you need to enquire it because sometimes it can be surprisingly expensive. Does the lease have in excess of 90 years left? It would be sensible to discover as much as possible about the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to practical matters like the cleanliness of the common parts. Enquire of prospective neighbours whether they are happy with their service. In conclusion, find out the dates that the maintenance fees are due to the managing agents and precisely what you get for your money.