We had chosen conveyancers located in Wickersley on the UBS solicitor panel. They are now charging me a supplemental fee for the legal aspects of the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?

As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer can charge a fee for this. The charge is not dictated by UBS but by your Wickersley property lawyer. Plenty of firms on the UBS panel will charge ’dealing with mortgage’ fee and others do not.

I have decided to exercise my right to buy my property in Wickersley off the council. I have a mortgage agreed with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I have instructed a Wickersley solicitor having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?

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

What will a local search tell me concerning the house my wife and I purchasing in Wickersley?

Wickersley conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search plays an important role in most Wickersley conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who did the conveyancing in Wickersley 5 years ago are no longer around. What are my next steps?

Nowadays there are copies made of almost everything, and your solicitor should know precisely where to look for all the relevant documentation so you may purchase or sell your house without a hitch. Where duplicates can’t be located, your solicitor can put in place insurance or indemnities protecting you against future claims on your property.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Wickersley is the location of the property. What do you suggest?

Flying freeholds in Wickersley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wickersley you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wickersley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My lawyers in Wickersley have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.