I am acquiring a ground floor flat in Hampden Pk. My lawyer is not on the bank conveyancing panel. Is it possible for me to appoint my Hampden Pk conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?

One will need to appoint a conveyancer to deal with the legal work required when you need a mortgage to buy your property. The solicitor will conduct all the essential legal checks on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is dealt with. You may appoint a Hampden Pk lawyer of your choosing. However, if the conveyancing practitioner appointed is not on the lender conveyancing panel additional charges will arise as separate legal representation will be required by them. Lender panel applications can be submitted, so if your conveyancer has not previously sought membership they should take the chance to apply.

My partner and I have lately acquired a house in Hampden Pk. We have since encountered a number of problems with the house which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in Hampden Pk?

The question is not clear as to the nature of the problems and if they are specific to conveyancing in Hampden Pk. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a questionnaire known as a SPIF. answers provided is inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Hampden Pk.

We are getting the release of further monies on our home loan from Principality as we wish to conduct a loft conversion to our house in Hampden Pk. Do we need to select a bricks and mortar Hampden Pk solicitor on the Principality conveyancing panel to handle the legals?

Principality would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.

My wife and I are in the throws of looking at houses in Hampden Pk and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this stage? I am planning to take a mortgage with Coventry BS.

You should start obtaining 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 contact information on to the estate agent. As you are taking out a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.

I have paid off my mortgage with RBS. I assume I don't need a Hampden Pk conveyancer on the RBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

Are there restrictive covenants that are commonly picked up as part of conveyancing in Hampden Pk?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hampden Pk. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Jane (my partner) and I may need to sub-let our Hampden Pk basement flat for a while due to a career opportunity. We used a Hampden Pk conveyancing practice in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Hampden Pk do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I acquired a split level flat in Hampden Pk, conveyancing formalities finalised May 2000. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Hampden Pk with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2086

With only 62 years unexpired the likely cost is going to range between £17,100 and £19,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.