Some advice if I may. My Long Sutton solicitor is assuring me that he is legally obliged toapply for Long Sutton conveyancing searches becausethe firm are on the Santanderconveyancing panel. Do I not have any options here?

You have limited options available to you. As you are taking a home loan with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Long Sutton conveyancing searches.

I am buying a victorian detached house in Long Sutton. The intention is to convert the garage to a playroom at the house.Will legal due diligence on the property involve investigations to ascertain if these works are prohibited?

Your conveyancer should review the deeds as conveyancing in Long Sutton can occasionally reveal restrictions in the title documents which prohibit certain changes or require the consent of another owner. Many additions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I am currently in the process of buying my council flat in Long Sutton. I have a mortgage offer with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I have a mortgage with Skipton for my property in Long Sutton. 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 Skipton?

You must advise Skipton in advance of renting your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton 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 Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.

A friend suggested that if I am buying in Long Sutton I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually quoted for as part of the standard Long Sutton conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Long Sutton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Long Sutton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Long Sutton.

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

The particular law that you refer to gives a safeguard to commercial lessees, granting the right to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Long Sutton

A loan offer from a lender for the remortgage of my 4 bedroom garden flat is due any day now. Are you able to recommend an efficient remortgage conveyancing lawyer in Long Sutton ?

You have come to the wrong place to search for a cheap conveyancing solicitors in Long Sutton. Our aim is to provide excellent value conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing brokers offering low cost conveyancing in Long Sutton.In your best case scenario, in opting for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for additional fee and still not receive the service expected.