I am in need of a conveyancer. Do I opt for an internet conveyancer as opposed to a high street Rotherham conveyancing lawyer?

Rotherham is a special area, where neighbourhood insight is a big bonus. The relaxed pace of life is great – but not when it comes to your house move. The conveyancers that we endorse combine well rounded Rotherham know how with a professional, hands-onapproach that ensures the conveyancing to progress without delay. It is a definite plus where they benefit from established connections with financial advisers, local authorities, surveyors and counterpart Rotherham conveyancing practices

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The Rotherham solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.

I was told four weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Rotherham is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.

TSB have agreed my mortgage in principle, my bid on a apartment in Rotherham has been agreed to, what are the next steps?

Your property agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Call up TSB or the financial adviser and finalise any relevant forms. TSB will appoint a valuer who will get in touch with the selling agent or seller to book an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. TSB will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Rotherham.

Various online forums that I have visited warn that are the primary reason for delay in Rotherham conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Rotherham.

How easy is it to use the search app to select a conveyancing lawyer in Rotherham on the approved list for my bank?

Step one is to select a bank such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or TSB then type in your location e.g. Rotherham. Conveyancing firms in Rotherham and across England and Wales will then be listed.

Should local authority consent be required to convert a house into multiple appartments in Rotherham? This has occurred to a house adjacent to my home in Rotherham and was ignorant of the conversion until after the works were done.

Planning consent is needed for converting a single dwelling in Rotherham into apartments but probably not for reverting back to single dwelling-house so, in answer to your query, yes.