Me and my partner are soon to exchange on the purchase of a property in Potswood but as a result of wreckage from a small fire at the property I have was able negotiate reparation from the owner in the sum of six thousand pounds by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but Nottingham are not allowing this. Why were they notified?

Any property lawyer being on a Nottingham conveyancing panel is obliged to advise Nottingham of any changes to the sale price. If you were to refuse your conveyancer to disclose the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancer for your conveyancing in Potswood.

Can you explain why leasehold purchase conveyancing in Potswood costs more?

The conveyancing charges for a leasehold property in Potswood is frequently greater as compared to a freehold property. This is due to the additional investigations necessary in corresponding with the landlord and managing agents to obtain evidence about whether the rent and service fee have been discharged and whether there are any major works due in the foreseeable future on repairs or maintenance of the block.

My solicitor has informed me that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Potswood?

The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.

The mortgage over my property is with Nationwide for my property in Potswood. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?

Nationwide must be informed of your intention before letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel lawyer.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Potswood solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Potswood postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Potswood.

I acquired my flat on 7 November and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Potswood said it will be concluded inside ten days. Are titles in Potswood uniquely lengthy to register?

There is nothing unique about conveyancing in Potswood registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any other parties. As of today roughly 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the new owner is living at the premises therefore post completion formalities is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.

What is the distinction between surveying and conveyancing in Potswood?

Conveyancing - in Potswood or elsewhere - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are purchasing and will help you discover the condition of the building and, if there are problems, give you a powerful reason for reducing the price down or asking the seller to remedy the defects prior to you move in.