It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Sheffield bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Sheffield conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?

Your has to follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

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

It is probably the case that have referred the matter to their valuer. The reason why 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've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sheffield solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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 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 Sheffield postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Sheffield.

I am buying a property and the lawyer has mentioned Chancel Repair for which the house could be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly required for conveyancing in Sheffield

Unless a prior acquisition of the property took place after 12 October 2013 you may expect lawyers handling conveyancing in Sheffield to remain recommending a chancel search and or insurance against a claim.

How do I search for a Sheffield law firm on the conveyancing panel? I drive a motor bike and am happy to travel upto 20kilometers to meet the solicitor.

You can use the facility on this website. Please select a lender and your location and you will see a number of Sheffield conveyancing lawyers locally. We have listed some Sheffield conveyancing firms at the bottom of this page and you can call them to see if they are on the member panel

We are one month into a residential purchase having been directed to a firm by the selling agent to do our conveyancing in Sheffield. I am am extremely frustrated with the quality of service. Could you help me find new lawyers?

They would have to be really poor to suggest diss instructing them. Has the loan offer been generated? If so you need to inform them of the replacement conveyancer and have the offer are issued to the new lawyers. The conveyancer needs to be on the lenders approved list to avoid supplemental charges and frustration. That should be your starting point. Our find a solicitor tool will help you find a bank approved lawyer for your conveyancing in Sheffield

Leasehold Conveyancing in Sheffield - A selection of Queries Prior to Purchasing

Where a Sheffield lease has fewer than eighty years it will have adverse implications on the salability of the property. It is worth checking with your lender that they are content with remaining years on the lease. A short lease means that you will most likely need a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Sheffieldlease extensions you will need to own the property for two years in order to be eligible to extend the lease. Are any of leasehold owners in arrears of their service charge payments? Does the lease have onerous restrictions?