I am purchasing property in Thorpe Hesley. My Conveyancer is not listed on the mortgage company approved list. Can I still continue with my Thorpe Hesley conveyancing solicitor even though they are not on the bank list of approved lawyers?

Various options include

• Carry on with your existing Thorpe Hesley lawyer but your mortgage company will need to use a property lawyer on their conveyancing panel. The net result is additional cost and likely interruption.
• Choose a new conveyancing practitioner to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Appeal to your solicitor to seek to join the lender panel

Have just purchased a probate house at auction in Thorpe Hesley. Conveyancing is required. What happens now?

Having legally bound yourself to purchase you should find a conveyancing lawyer quickly as you are facing a fast approaching a fixed date to complete the deal. Every auction property should have an associated auction pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You need to hand this to the lawyer instructed by you at the earliest opportunity. You also need to ensure that your finances are in order to complete on the on the contractual date .

I am buying a property in Thorpe Hesley. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Leeds Building Society your lawyer must follow the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Thorpe Hesley.

The mortgage over my property is with Coventry BS for my property in Thorpe Hesley. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

You must advise Coventry BS prior to letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS 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 Coventry BS directly. You need not do this via a Coventry BS conveyancing panel firm.

How simple is it to swap firm as I have to find one who is on the The Royal Bank of Scotland conveyancing list. I had appointed a local conveyancing solicitor in Thorpe Hesley round the corner but the firm is not accepted by The Royal Bank of Scotland

We will our best to assist in finding you a conveyancing solicitor in Thorpe Hesley on the The Royal Bank of Scotland panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Thorpe Hesley. Using the find a conveyancing solicitor tool on this site, you can scrutinise costs for conveyancing solicitors in Thorpe Hesley and throughout England and Wales.

Am I best advised to go with a Thorpe Hesley conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can perform the legal formalities but her office is 400miles drive away.

The benefit of a local Thorpe Hesley conveyancing firm is that you can visit the firm to execute documents, deliver your identification documents 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 if people you trust instructed your friend and on the whole were content that should surpass using an unknown Thorpe Hesley conveyancing solicitor solely due to them being Thorpe Hesley based.

I have just started marketing my basement flat in Thorpe Hesley. Conveyancing has not commenced, however I have recently had a yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual as all rents and maintenance payments will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment 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 inherited a split level flat in Thorpe Hesley, conveyancing formalities finalised in 1998. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Thorpe Hesley with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 yearly. The lease comes to an end on 21st October 2083

With only 58 years left to run the likely cost is going to range between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.

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 a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.