I do hope you can help me. My Hathern lawyer is advising me that she is duty bound toconduct Hathern conveyancing searches becausethe firm are on the Virgin Moneyconveyancing panel. Do I not have any say here?

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

Is it the case that all Hathern CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved practices?

It is true that some banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

My wife and I have organised a further advance on our mortgage from Santander as we wish to conduct improvements to our house in Hathern. Do we need to select a bricks and mortar Hathern solicitor on the Santander conveyancing panel to deal with the paperwork?

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

After what seems like an age I have had an offer on an apartment in Hathern accepted, but there is a chain. The sellers have placed an offer on somewhere, but it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a local conveyancing solicitor in Hathern. What should be my next step? When should I get the mortgage application with Leeds Building Society going?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Hathern conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the Leeds Building Society approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. In a rising market the majority of purchasers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they request their lawyer to move forward with the conveyancing in Hathern.

I have been on the look out for a ground for flat up to £235,500 and found one near me in Hathern I like with a park and railway links in the vicinity, however it only has 49 years on the lease. There is not much else in Hathern suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities 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 consult your conveyancing solicitor about this matter.

Should I choose a Hathern conveyancing solicitor who is local to the property I am hoping to buy? An old friend can handle the legal formalities however they are based approximately 350miles drive away.

The benefit of a local Hathern conveyancing practice is that you can visit the firm to sign documents, deliver your ID and pester them if necessary. They will also have local knowledge which is a benefit. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were content that must trump using an unfamiliar Hathern conveyancing solicitor solely due to them being round the corner.

Are there any specific advantages to instructing a high street lawyer in Hathern

Many buyers and sellers in Hathern decide on using a nearby high street solicitor so that they can visit in the event that they have concerns, and to sign paperwork without using the Royal Mail.

There is a slight advantage when opting for a lawyer local to the property you are hoping to purchase, due to the in-depth knowledge of the area and potential local issues - however this is debatable. Many conveyancers conduct their communications through email and could be any place in the world.