My Conveyancer in Hemsworth is not listed on the Clydesdale Approved Panel. Is it possible for me to use my prefered solicitor even though they are excluded from the Clydesdale panel of approved conveyancing solicitors?

The limited options available to you here include:

1. Carry on with your preferred Hemsworth solicitors but Clydesdale will need to use a solicitor on their list of acceptable firms. This will result in additional overall conveyancing charges and result in delays.
2. Choose a new practitioner to act in the purchase, obviously checking they are Clydesdale approved.
3. Persuade your Clydesdale based solicitor to try to join the Clydesdale panel

My wife and I purchasing a victorian detached house in Hemsworth. The intention is to convert the garage to an office at the property.Will the conveyancing process involve checks to determine if these alterations were previously refused?

Your solicitor should check the registered title as conveyancing in Hemsworth can sometimes identify restrictions in the title documents which prevent certain works or need the permission of another owner. Many additions call for local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

Last month we had a mortgage agreed in principle with TSB. Hemsworth conveyancing practitioners have been instructed. How long does it take for TSB to issue the offer to the solicitor?

Some lenders take longer than others. Have TSB conducted the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Hemsworth building society branch on numerous occasions and was informed it wasn't a problem and they would lend. My Hemsworth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I have no idea who is right.

Provided that the lawyer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

We are intent on selling our house in Hemsworth and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Hemsworth conveyancer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing practice rather than a conveyancing solicitor in Hemsworth. Having lived in Hemsworth for six years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I have just appointed agents to market my ground floor flat in Hemsworth. Conveyancing solicitors are to be appointed soon, but I have recently had a half-yearly maintenance charge demand – Do I pay up?

It best that you clear the service charge as you normally would because all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a split level flat in Hemsworth, conveyancing was carried out May 2005. How much will my lease extension cost? Equivalent properties in Hemsworth with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2096

With just 71 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

How much should conveyancing in Hemsworth cost?

The total sum charged for conveyancing in Hemsworth are likely to be calculated at:

1. a standard fee; or
2. on a time spent basis (i.e. the time spent on the particular case).

These days you seldom hear of Hemsworth conveyancing solicitors invoice on time basis