I am not well enough to travel far from Hartford. Is there a reason why all Hartford conveyancers are not on all lender panels?

Even though it may seem unfair for mortgage companies to restrict who can represent them, from the public’s or lawyer’s viewpoint, the flip side is that lenders are becoming ever more anxious and regard it imperative to protect them from mortgage fraud. As a result of this concern banks have restricted their panel of approved conveyancing lawyers to a manageable size.

We are buying our first house. Our conveyancer has contact usto ask if we wish to purchase additional conveyancing searches. As novices we are clueless as to what's necessary for conveyancing in Hartford

The type of Hartford conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your knowledge of the region and risks, your overall approach to risk. What is important is that you properly appreciate what information the searches could supply. Then you can make a decision if you consider that you need that information. Should you be unclear, ask the lawyer to guide you.

I have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather instruct a local conveyancing solicitor in Hartford?

You should check but the chances are that appoint one of their panel solicitors where you take up the "fee-free" offer. Call the mortgage company to check if they offer you a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Hartford.

I happen to be the only recipient of my late father’s will and I have everything in my name alone, including the my former home in Hartford. The Hartford property was put into my name in January. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership will be considered the same way as if I'd bought the house in January. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this obligation is primarily there to pick up on subsales or the wholesaling and assigning of properties.

How can we know in advance if a Hartford conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Hartford getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your conveyancing.

I am expecting a AIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Hartford solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Hartford solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

Over the last few months I have been searching for a flat up to £305k and found one round the corner in Hartford I like with open areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Hartford for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a home loan that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.