I am being advised by my solicitor that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Hope?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.

The formalities of my purchase has taken place for my property in Hope. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved 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 Hope agreed to, the sellers do nevertheless have a dependent purchase. The sellers have put an offer on a flat, but it’s not yet tied up, and have viewings of other apartments booked. I have instructed a nearby conveyancing solicitor in Hope. What should be my next step? At what point do I apply for the mortgage with Nationwide?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then valuation, Hope conveyancing search charges, etc). First, you should ensure that your solicitor is on the Nationwide approved list. Concerning the next stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with Nationwide and pay for the valuation and only if it comes back ok would they ask their conveyancer to proceed with searches.

I need some fast conveyancing in Hope as I am under a deadline to exchange contracts inside one month. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not taking a home loan you are at liberty not to have searches conducted although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Hope the following are instances of what can show up and therefore impact market value: Enforcement Notices, Overdue Charges, Overdue Grants, Railway Schemes,...

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Hope is the location of the property. Can you offer any guidance?

Flying freeholds in Hope are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hope you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hope may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am thinking of appointing a conveyancing lawyer in Hope for my purchase. Can I review a solicitor's complaints history with the legal regulator?

Members of the public may read published Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator may monitor call for training reasons.

Last August I purchased a leasehold property in Hope. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Hope Leasehold Conveyancing - Examples of Queries before buying

What restrictions are there in the Hope Lease? Is there a share of the freehold? Many Hope leasehold properties will incur a service bill for maintenance of the block set on behalf of the management company. If you buy the flat you will have to meet this amount, normally in instalments throughout the year. This may differ from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met yearly, this is usually not a large figure, say around £25-£75 but you need to check as occasionally it could be prohibitively expensive.