I am in the throes of transferring my domestic loan to a Buy to Let Nottingham Building Society mortgage. I have been informed by my broker that I need a conveyancer for this. I got in contact with my previous Park Hill conveyancing firm who acted on my behalf when I originally bought the house. The fee calculation provided of £450 plus VAT has taken me by surprise as its a remortgage than a sale or purchase.

The estimate fees appear a bit high. If you you were to look around you may be able to reduce the fees marginally by say £100 plus VAT. On the other hand, assuming were happy with the assistance the firm gave you couldlive to regret opting for an an untested conveyancer. If is important to ensure that the firm can represent Nottingham Building Society. You can use our search tool to select a Park Hill conveyancing firm on the Nottingham Building Society approved list of lawyers, which can often include conveyancing solicitors in Park Hill.

My conveyancer has uncovered a a problem with the lease for the apartment we are buying in Park Hill. The other side have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer says that he must ensure that the bank is happy with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I am buying a 4 bedroom semi-detached house in Park Hill. We would like to carry out a loft conversion at the property.Will legal due diligence on the property include checks to determine if these alterations are permitted?

Your property lawyer will check the registered title as conveyancing in Park Hill will occasionally reveal restrictions in the title documents which restrict certain works or necessitated the consent of a 3rd party. Many additions need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

My conveyancer has informed me that lack of building regulations insurance is required on my purchase. What is the level of cover for Park Hill conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

Can you point me to a directory of Principality panel solicitors in Park Hill on the Building Society Association’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings available online. Where you are in need of a Park Hill property lawyer on the Principality please use our facility.

I am selling my house. My previous lawyers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Park Hill if that affects matters.

Do use our search tool to help you choose a solicitor for your conveyancing in Park Hill. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

Helen (my wife) and I may need to sub-let our Park Hill ground floor flat temporarily due to a new job. We instructed a Park Hill conveyancing practice in 2002 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

Your lease governs the relationship between the landlord and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Park Hill do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I acquired a garden flat in Park Hill, conveyancing having been completed in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Park Hill with over 90 years remaining are worth £201,000. The ground rent is £45 levied per year. The lease ends on 21st October 2083

With 65 years left to run we estimate the price of your lease extension to span between £13,300 and £15,400 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.