We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to use a Harton based conveyancing firm?

Do check but the the likelihood is that appoint one of their panel solicitors where you accept the "fee-free" offer. Speak to the lender to ask if they allow a monetary alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Harton.

My wife and I have organised the release of further funds on our mortgage from Barclays as we want to conduct renovations to our house in Harton. Are we obliged to choose a high street Harton solicitor on the Barclays conveyancing panel to handle the paperwork?

Barclays don't usually require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.

I currently have a mortgage with Nottingham for my property in Harton. Conveyancing has been completed some time ago. Should I wish 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 Nottingham?

You must advise Nottingham before renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham 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 Nottingham directly. You need not do this via a Nottingham conveyancing panel firm.

Lloyds have agreed my home loan in principle, my bid on a apartment in Harton has been agreed to, now what?

The property agent will want to know who your solicitors are (make sure the property lawyers are on the lender’s panel). Telephone Lloyds or your broker and complete any outstanding paperwork. Lloyds will instruct a valuer who will get in touch with the selling agent or owners to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately ten days to receive the mortgage offer. Lloyds will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Harton.

Should commercial conveyancing searches reveal impending roadworks that may affect a commercial site in Harton?

Many commercial conveyancing solicitors in Harton will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Harton. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Harton.

For every commercial conveyancing transaction in Harton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Harton commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Harton.

I own a semi-detached Georgian house in Harton. Conveyancing solicitor acted for me and Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Harton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.

Can you offer any advice when it comes to appointing a Harton conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for lease extension works (regardless if they are a Harton conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Harton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

Can they put you in touch with clients in Harton who can give a testimonial?

I acquired a 1 bedroom flat in Harton, conveyancing was carried out in 1999. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Harton with a long lease are worth £221,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2095

With just 70 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.