I am purchasing a property in Armthorpe. A rare aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is UBS your lawyer must follow the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to UBS where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Armthorpe.

I'm at the point of viewing apartments in Armthorpe and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I will be getting a mortgage with Skipton.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.

I recently had an offer accepted on a house in Armthorpe. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. Not long after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have been told that property searches are the primary cause of delay in Armthorpe conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Armthorpe.

I'm converting the mortgage on my primary house to a buy to let mortgage with Barclays Direct and intend to use the remaining equity as a down payment on further property. The area we are interested in is Armthorpe. Will your solicitors be able to act for the two banks and link together the transactions?

Do use our search tool on this site to check that the lawyers are on the appropriate lender panels. Having checked that they are the lawyer should be able to connect the two transactions but you should talk with you solicitor and make clear your desired outcome and needs.

Harry (my fiance) and I may need to let out our Armthorpe garden flat for a while due to taking a sabbatical. We instructed a Armthorpe conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

Your lease governs the relationship between the landlord and you the flat owner; specifically, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Armthorpe do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I bought a 2 bed flat in Armthorpe, conveyancing formalities finalised 8 years ago. How much will my lease extension cost? Equivalent flats in Armthorpe with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2086

With just 61 years unexpired the likely cost is going to be between £18,100 and £20,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

Our bank agreed in principle to give us a mortgage. We instructed a high street conveyancer in Armthorpe yesterday. This morning, our broker contacted us saying that the bank said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the bank had some control over our choice Is this usual?

You are at liberty to select any lawyer you prefer to instruct for your conveyancing in Armthorpe however if they are not on the your lender's approved list you would have to incur an extra fee so the bank can appoint their own conveyancer too. sometimes it is possible your preferred conveyancing firm to get included on to the mortgage company panel. You can use online search facilities such as lenderpanel.com to find a conveyancing solcitor in Armthorpe on the lender panel. You can go into your high street bank branch in Armthorpe. They can recommend conveyancing solicitors in Armthorpe on the approved list.