Me and my partner are purchasing a 1 bedroom flat in Hemsworth with a mortgage. We like our Hemsworth lawyer, but the mortgage company says he's not on their "panel". It seems we have little option but to select one of the mortgage company panel firms or keep our Hemsworth as well as pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to demand that the mortgage company use our Hemsworth ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. Another option that might be available is for your Hemsworth conveyancing solicitor to apply to be on the conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build flat in Hemsworth. Conveyancing is a frightening process 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 is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Hemsworth

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I opted to have a survey done on a property in Hemsworth ahead of instructing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some banks will refuse to grant a mortgage on such a property.

It depends who your proposed lender is. HSBC has different instructions for example to Halifax. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hemsworth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hemsworth to see if the conveyancing will be more expensive.

I own a leasehold house in Hemsworth. Conveyancing and mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Hemsworth who previously acted has long since retired. Do I pay?

The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Hemsworth conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Hemsworth Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

What prohibitions are there in the Hemsworth Lease? If a Hemsworth lease has less than eighty years it will have adverse implications on the salability of the apartment. Check with your lender that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you will be be obliged to have owned the premises for a couple of years in order to be entitled to extend the lease. Be sure to enquire if the the lease contains any unreasonable restrictions in the lease. By way of example some leases prohibit pets being permitted in in a block in Hemsworth. If you like the flatin Hemsworth yet your cat is not allowed to live with you then you will be faced difficult determination.

Our lenders have just issued us with a mortgage offer. We have retained a reputable conveyancer in Hemsworth yesterday. This morning, our mortgage adviser phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the bank had some control over our choice Is this legal?

You are permitted to instruct any property lawyer you prefer to choose for your conveyancing in Hemsworth nevertheless if your bank aren't happy with them you would have to fork out additional cost so the mortgage company can instruct their own conveyancer too. It may be possible your preferred conveyancing firm to get added to the bank panel. Do make the most of internet tools including lenderpanel.com to find a conveyancing solcitor in Hemsworth on the lender panel. You can go into your high street bank branch in Hemsworth. They can recommend conveyancing solicitors in Hemsworth on the mortgage company panel.