I am obtaining a offer of a home loan from Santander. I hope to enlist the help of a Licensed Conveyancer in Hatton Park. Does the Santander Conveyancing panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Having invested time reading online forums for a conveyancing lawyer in Hatton Park, most say that I should instruct a CQS accredited lawyer. What is CQS?

Hatton Park Conveyancing Quality Scheme practices have achieved accreditation under the Law Society's Scheme (CQS) CQS was brought about to promote high standards in the in the legal transfer of properties. CQS enables home movers to identify practices who provide a quality residential conveyancing. Hatton Park is one of locations in England and Wales in which CQS are based. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Association of British Insurers.

We were going to get a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Hatton Park solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Hatton Park solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I currently have a mortgage with UBS for my property in Hatton Park. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

You must advise UBS prior to renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will allow you to rent 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 UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.

I am selling my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being a right pain. The Hatton Park solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

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

My company is wishing to lease a unit on the high street. Can you recommend lawyers offering no-move-no charges for non-domestic conveyancing in Hatton Park for below £2000?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Hatton Park, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right lawyer. As for the costs this will depend on the structure and nuances of the deal. Let us have your details or telephone so as to enable us to provide you with a fixed commercial conveyancing calculation.

Having had my offer accepted I require leasehold conveyancing in Hatton Park. Before diving in I want to be sure as to the number of years remaining on the lease.

Assuming the lease is registered - and most are in Hatton Park - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a studio flat in Hatton Park, conveyancing having been completed February 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Hatton Park with over 90 years remaining are worth £191,000. The ground rent is £55 per annum. The lease ends on 21st October 2078

With just 53 years remaining on your lease we estimate the price of your lease extension to be between £27,600 and £31,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.