I am purchasing a property in Addlestone. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?

Given that you are obtaining a mortgage with Barclays your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties countrywide and is not restricted to Addlestone.

I have a mortgage with Co-operative for my property in Addlestone. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

Co-operative must be informed of your intention in advance of letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel firm.

I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being pedantic. The Addlestone solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

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

Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who handled the conveyancing in Addlestone 10 years ago no longer exist. What do I do?

Gone are the days when you need to have the physical official documentation to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.

I'm purchasing my first flat in Addlestone with the aid of help to buy. The developers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not to tell my conveyancer about the deal as it will jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey completed on a property in Addlestone prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks may refuse to grant a mortgage on such a property.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Addlestone. Conveyancing may be slightly more expensive based on your lender's requirements.

How does the Landlord & Tenant Act 1954 impact my commercial property in Addlestone and how can you help?

The particular law that you refer to affords security of tenure to business tenants, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Addlestone