My financial adviser has asked me for my Tickhill solicitor’s panel reference for the HSBC conveyancing panel. How do I obtain this. I have contacted my local Tickhill branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Tickhill conveyancing practitioner . They maintain a central record lender panel numbers.

What is the first thing I need to know regarding purchase conveyancing in Tickhill?

You may not hear this from too many lawyers but conveyancing in Tickhill and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for conflict between you and others involved in the home moving process. For instance, the seller, selling agent and even potentially the lender. Appointing a solicitor for your conveyancing in Tickhill is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to act in your best interests and to protect you.

There is a worrying creep in the "blame" culture- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your solicitor ahead of all other parties in the conveyancing process.

This question may be naive but I am unexperienced as a 1st time buyer of a ground floor flat in Tickhill. Do I collect the keys to the house on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Tickhill?

On the day of completion you do not need to attend the conveyancers office in Tickhill. Your solicitors will arrange to send the purchase money to the seller's lawyers, and once they have received this, you should be called to receive the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being difficult. The Tickhill solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

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

About to purchase apartment in Tickhill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tickhill lawyer is on the Principality conveyancing panel.

Various web forums that I have visited warn that are the primary cause of obstruction in Tickhill conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Tickhill.

I am looking at a couple of flats in Tickhill both have in the region of 50 years unexpired on the leases. should I be concerned?

A lease is a right to use the premises for a period of time. As a lease shortens the saleability of the lease reduces and it becomes more costly to acquire a lease extension. This is why it is generally wise to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this area.

Leasehold Conveyancing in Tickhill - Sample of Questions you should ask Prior to Purchasing

The prefered form of lease arrangement is a share of the freehold. In this scenario the tenants enjoy being in charge if their destiny and even though a managing agent is frequently retained if the building is larger than a house conversion, the managing agent is directed by the tenants. How long is the Lease? It is important to be aware whether window replacement or some other major work is due shortly that will be shared between the leaseholders and will materially increase the the maintenance costs or require a one time invoice.