My financial adviser has requested my Hillsborough solicitor’s panel reference for the Nat West conveyancing panel. Can you suggest how I discover this. I have called my local Hillsborough branch but they don't know it.

You are best placed to get this information from your Hillsborough lawyer . Most Hillsborough conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

Last October we completed a house move in Hillsborough. We have since encountered a number of problems with the property which we consider were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out for conveyancing in Hillsborough?

The question is vague as what problems have arisen and if they are specific to conveyancing in Hillsborough. Conveyancing searches and investigations initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire referred to as a Seller’s Property Information Form. answers provided is incorrect, you could possibly take legal action 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 Hillsborough.

Are there restrictive covenants that are commonly picked up during conveyancing in Hillsborough?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Hillsborough. 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…’

The estate agent has sent us the confirmation of our purchase of a new build flat in Hillsborough. 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.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Hillsborough

Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I am employed by a long established estate agent office in Hillsborough where we have witnessed a few flat sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Hillsborough conveyancing solicitors. Could you clarify whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Hillsborough - A selection of Questions you should ask Prior to Purchasing

How many of the leaseholders are in arrears for their service charge payments? Are there any major works in the near future that will add a premium to the maintenance costs?