Me and my wife are buying property in North Newbald. My property lawyer has never been on on the mortgage company approved list. Is it possible for me to continue with my North Newbald conveyancing solicitor even though they are not on the mortgage company approved list?

You will need to use a solicitor to complete the formalities when you take out a loan to purchase your home. They will carry out all the relevant legal checks on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is in order. One may instruct a North Newbald conveyancer of your choosing. Nevertheless, if the conveyancer appointed is not on the bank approved list supplemental charges will arise as separate legal representation will be need by the lender. Conveyancing panel applications may be submitted, so where your lawyer has not previously sought membership they should take the chance to apply.

My wife and I buying a end of terrace house in North Newbald. We would like to carry out a loft conversion at the house.Will the conveyancing process include enquiries to see if these works are permitted?

Your property lawyer will check the registered title as conveyancing in North Newbald will on occasion identify restrictions in the title documents which prevent categories of works or necessitated the consent of a 3rd party. Some extensions require local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

We are getting a further advance on our mortgage from Bank of Ireland as we wish to conduct alterations to our property in North Newbald. Do we need to appoint a high street North Newbald solicitor on the Bank of Ireland conveyancing panel to deal with the legals?

Bank of Ireland would not normally appoint a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

I am selling my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being pedantic. The North Newbald solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

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

The deeds to our house can not be found. The conveyancers who dealt with the conveyancing in North Newbald 4 years ago no longer exist. What are my next steps?

Gone are the days when you need to have the physical original deeds to establish that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.

Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in North Newbald I like with amenity areas and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in North Newbald in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a home loan that many years will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I have been recommended a conveyancing solicitor in North Newbald. I need to find out if they are listed on the lender's conveyancing panel. Could you assist?

One option is to contact the lawyer and ask them if they are on the bank's approved list. Alternatively please call us and we can make some checks for you. If they are not on the lender panel we can certainly arrange a quality conveyancing solicitor in North Newbald on the panel for your lender.