My wife and I are purchasing a 3 bedroom flat in Hartlepool with a mortgage. We like our Hartlepool conveyancer, but the mortgage company advise he's not on their "panel". It appears that we have no choice but to select one of the bank panel solicitors or retain our Hartlepool lawyer and pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to demand that the lender use our Hartlepool conveyancer ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Hartlepool conveyancing solicitor to apply to be on the conveyancing panel.

Should lawyers ask for an advanced payment for my conveyancing in Hartlepool?

Where you are retaining lawyers for conveyancing in Hartlepool your solicitor will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the sale price then this will be needed shortly in advance of contracts are exchanged. The final balance that is due should be transferred shortly before completion.

I bought my home on 1 September and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Hartlepool expressed confidence that it should be concluded inside ten days. Are properties in Hartlepool uniquely lengthy to register?

There is nothing unique about conveyancing in Hartlepool registration formalities. Rather than based on location, timeframes can differ subject to the party submitting the application, whether it is in order and if the Land registry need to notify any third persons or bodies. As of today in the region of 80% of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the purchaser is living at the property therefore an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.

The estate agent has sent us the confirmation of our purchase of a new build flat in Hartlepool. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hartlepool

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Hartlepool is where the house is located. Can you offer any opinion?

Flying freeholds in Hartlepool are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hartlepool you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hartlepool may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.