I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to use a Moss Nook based conveyancing firm?

You should check but the the probability is that give you one of their panel solicitors if you take up the "fee-free" incentive. Contact the bank and determine if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Moss Nook.

I am buying a 3 bedroom semi in Moss Nook. 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 alterations are permitted?

Your property lawyer will check the deeds as conveyancing in Moss Nook can on occasion reveal restrictions in the title deeds which restrict certain works or necessitated the consent of another owner. Some works need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

We expect to receive a OIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Moss Nook solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Moss Nook solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

I am selling my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being problematic. The Moss Nook solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

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

Do I need to take out insurance to address the risk of chancel repairs when purchasing a property in Moss Nook?

Unless a previous purchase of the house completed after 12 October 2013 you may expect conveyancing practitioners handling conveyancing in Moss Nook to remain recommending a chancel search and or insurance against a claim.

In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Moss Nook and how can your lawyers assist?

The 1954 Act provides a safeguard to business leaseholders, giving them the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Moss Nook

I've found a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Moss Nook. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

Most houses in Moss Nook are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Moss Nook in which case you should be shopping around for a Moss Nook conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer will advise you fully on all the issues.

I inherited a 1 bedroom flat in Moss Nook, conveyancing was carried out in 1999. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Moss Nook with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2078

With only 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 as well as 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 cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.