I have given 8 weeks notice to my existing landlord and must vacate my rented property in New Rossington by 3/9/2025. Conveyancing for my house purchase has just started. Can I complete in 5 weeks as don't want to have to move into short term accommodation?

The normal practice is not to serve notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, update to your lawyer and ask them to they cajole the other side, try to get a realistic time scale from them that everyone will aim to achieve

We are buying a house and require a conveyancing solicitor in New Rossington who is on the Coventry BS approved panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in New Rossington.

I had intended to instruct a property lawyer in New Rossington for our home move. Our financial adviser has since advised us that our mortgage lenders Yorkshire Building Society won't deal with them. Surely this is unfair competition?

Mortgage Companies in the main imposes restrictions either the type or the amount of conveyancing firms on their member panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have reduced the number of solicitor practices they permit to represent them. You should note that Yorkshire Building Society have no responsibility for the quality of advice provided by any member of Yorkshire Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are differing views regarding the level of solicitor engagement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near New Rossington only perform one or two conveyances a year.

I'm the only recipient of my late father’s will and I have everything in my name now, including the my former home in New Rossington. The New Rossington property was put into my name in June. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in June. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some lenders would take a pragmatic view as this provision is primarily there to capture the purchase and immediately sell or the quick reselling of property.

We had chosen solicitors based in New Rossington on the HSBC solicitor panel. They are now charging me a further amount for the legal aspects of the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your property lawyer can levy a fee for this. The charge is not dictated by HSBC but by your New Rossington solicitor. Numerous firms on the HSBC panel will charge ’dealing with mortgage’ fee and others do not.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being problematic. The New Rossington solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

What advice can you give us when it comes to finding a New Rossington conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a New Rossington conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non New Rossington conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

Can they put you in touch with clients in New Rossington who can give a testimonial?

I am the registered owner of a 1 bedroom flat in New Rossington, conveyancing was carried out 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in New Rossington with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2077

With just 52 years remaining on your lease we estimate the premium for your lease extension to span between £29,500 and £34,000 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.