We are hoping to acquire a 1 bedroom apartment in Hermitage with a mortgage. We have a Hermitage solicitor, however the lender advise she’s not on their "panel". It appears that we have little choice but to use one of the lender panel solicitors or retain our Hermitage property lawyer as well as pay for one of their panel ones to represent them. We regard this is unjust; are we not able to require that the mortgage company use our Hermitage solicitor ?

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 bank’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. Another option that might be available is for your Hermitage conveyancing solicitor to apply to be on the conveyancing panel.

I purchased a freehold house in Hermitage yet charged rent, why is this and what is this?

It is rare for properties in Hermitage and has limited impact for conveyancing in Hermitage but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

My aunt pointed out to me me that in purchasing a property in Hermitage there may be various restrictions prohibiting external changes to a property. Is this right?

There are a number of properties in Hermitage which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Hermitage should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My wife and I purchasing a end of terrace house in Hermitage. We would like to carry out a loft conversion at the property.Will legal work on the property involve enquiries to see if these alterations are allowed?

Your property lawyer should check the deeds as conveyancing in Hermitage can occasionally reveal restrictions in the title documents which prevent categories of works or need the permission of another owner. Certain additions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.

I happen to be the only beneficiary of my late grandmother’s estate and I have everything in my name alone, including the house in Hermitage. The Hermitage property was put into my name in January. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership could be considered the same way as though I had purchased the property in January. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs 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 could be caught by that. Some mortgage companies would take a pragmatic view as this requirement is chiefly there to capture the purchase and immediately sell or the flipping of properties.

Will commercial conveyancing searches disclose impending roadworks that may impact a commercial premises in Hermitage?

Its becoming the norm that commercial conveyancing solicitors in Hermitage will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Hermitage. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Hermitage.

For every commercial conveyancing transaction in Hermitage it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Hermitage commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Hermitage.

Hoping to buy a property located in Hermitage and I am already nervous. I couldn't find anything specific about Hermitage. Conveyancing will be needed in due course but do you know about the Hermitage area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Hermitage. In the meantime here are some basic statistics that we found