My IFA has requested my South Brent law firm’s panel member for the HSBC conveyancing panel. How do I find this out. I have e-mailed my local South Brent branch but they have not got back to me yet.

You are best placed to get this information from your South Brent solicitor . They retain a central record lender panel numbers.

My lawyer has identified a a problem with the lease for the apartment we are purchasing in South Brent. The other side have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our solicitor has advised that he must check that the lender is content with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank 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 conveyancer will have no choice but to discontinue acting for you.

There are numerous conveyancing solicitors in South Brent but how do I know who I should use?

We would encourage you not to go for the lowest South Brent conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

My wife and I purchasing a victorian detached house in South Brent. We would like to an extension at the rear at the property.Will the conveyancing process include investigations to see if these works were previously refused?

Your solicitor will check the registered title as conveyancing in South Brent will on occasion identify restrictions in the title documents which prohibit certain works or require the consent of a 3rd party. Certain extensions need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

Are all South Brent Conveyancing Quality Solicitors on the Principality conveyancing panel?

A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in South Brent I like with a park and transport links in the vicinity, the downside is that it's only got 52 years unexpired on the lease. There is not much else in South Brent for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a home loan the shortness of the lease will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

Finally our conveyancing in South Brent completes on Friday, however the people I am purchasing off has asked to vacate on the Saturday at 2pm. Do I agree to such a plan?

If you are having a loan then your conveyancing practitioner will demand that you have vacant possession on Friday - the mortgage company will require it.