Please help. My Hambleton solicitor is assuring me that he is legally obliged toconduct Hambleton conveyancing searches asthe firm are on the HSBCconveyancing panel. These Hambleton checks cost a lot of money can this be avoided?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Hambleton conveyancing searches.

I have been referred to a conveyancing solicitor in Hambleton. I need to find out if they are on the Barclays approved list of lawyers. Could you assist?

You should phone your solicitor and enquire whether they are on the lender panel. Alternatively you should get in touch with Barclays who may be able to assist.

How does conveyancing in Hambleton differ for newly converted properties?

Most buyers of new build premises in Hambleton come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Hambleton tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Hambleton or who has acted in the same development.

I am looking for a leasehold apartment up to £245,000 and found one near me in Hambleton I like with open areas and transport links nearby, however it only has 49 years on the lease. There is not much else in Hambleton for this price, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

I have finally had an offer on an maisonette in Hambleton accepted, but there is a chain. The sellers have put an offer on a flat, although it’s not yet agreed to, and has viewings of other apartments in the pipeline. I have selected a local conveyancing lawyer in Hambleton. What should be my next step? At what point do I apply for the mortgage with TSB?

It is understandable to have apprehensions where there is a chain given your reluctance to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Hambleton conveyancing search costs, etc). First, you should check that your solicitor is on the TSB conveyancing panel. Concerning the next stages this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with TSB and pay for the valuation and only if it was satisfactory would they request their lawyer to move forward with searches.