Some advice if I may. My Thorpe Hesley solicitor is advising me that she is duty bound toapply for Thorpe Hesley conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. These Thorpe Hesley checks cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Thorpe Hesley conveyancing searches.

Please help - my lawyer says that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Thorpe Hesley?

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

I am the only recipient of my late mum's will with all property in now in my sole name, including the house in Thorpe Hesley. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in July. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most mortgage companies would take a sensible view as this requirement is principally there to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Two weeks ago we had a mortgage agreed in principle with Nottingham. Thorpe Hesley conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Nottingham?

There is no definitive answer here. Have Nottingham completed the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

How does conveyancing in Thorpe Hesley differ for new build properties?

Most buyers of new build property in Thorpe Hesley approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Thorpe Hesley usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Thorpe Hesley or who has acted in the same development.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Thorpe Hesley. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Thorpe Hesley ?

Most houses in Thorpe Hesley are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Thorpe Hesley in which case you should be shopping around for a Thorpe Hesley conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is located on an estate. Your conveyancer will appraise you on the various issues.

I invested in buying a garden flat in Thorpe Hesley, conveyancing formalities finalised November 1999. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Thorpe Hesley with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease ceases on 21st October 2084

With only 59 years remaining on your lease we estimate the premium for your lease extension to be between £20,900 and £24,200 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I acquired a house in Thorpe Hesley last 27/6/2024 and to date it is still not registered with HMLR. It is part of a development site and my solicitor told me that it may take 12 months to complete the registration formalities. I have contacted the Land Registry directly and they have informed me the original application was cancelled due to failure to reply to requisitions. What can I do?

It is your solicitor that you must get in touch with in order to satisfy any questions which have arisen as part of the registration process for your Thorpe Hesley property. Normal Thorpe Hesley conveyancing practice includes an undertaking on the part of the vendor’s conveyancer that they will help resolve any registration raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.