I have just been advised by my mortgage adviser that my Hermon solicitor is not on the lender Solicitor panel. How can I check?

The first thing you need to do is to contact your Hermon conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.

I am purchasing a right to buy a flat in Hermon. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Hermon you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Hermon.

We had appointed conveyancers with offices in Hermon on the UBS solicitor panel. They have just invoiced me a separate fee for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. This fee is not dictated by UBS but by your Hermon conveyancing practitioner. Plenty of firms on the UBS panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.

I am purchasing a property in Hermon. A rare aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with TSB your lawyer must follow the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for TSB. The CML Handbook includes minimum specifications for solar panel roof-space leases, and property lawyers are required to report to TSB where a lease does not comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not limited to Hermon.

I have decided to exercise my right to buy my property in Hermon 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 have 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.

Frank (my husband) and I may need to let out our Hermon 1st floor flat temporarily due to taking a sabbatical. We instructed a Hermon conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your previous Hermon conveyancing solicitor is not available you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain consent via your landlord or other appropriate person before subletting. This means you not allowed to sublet in the absence of first obtaining consent. The consent is not allowed to be unreasonably turned down. If the lease prohibits you from subletting the property you should ask your landlord for their consent.

Leasehold Conveyancing in Hermon - Sample of Questions you should consider Prior to Purchasing

How much is the ground rent and service charge? Are any of leasehold owners in dispute over their service charge payments? Who is in charge of the block?

My a decade ago. He has got married, divorced and is now remarried. He now intends to the sell the Hermon property. I suspect that he will just be asked to supply copies of his marriage certificates to the conveyancer however he is concerned it could delay the conveyancing. Is it worth updating the title details for the property?

It is not absolutely necessary to update the register on the basis that you have the evidence required to show how the change of name has come about.

Any purchaser’s solicitor will review the land registry entries and require evidence to establish the change of name for instance marriage documentation.