I plan on buying a flat in Idle. My Conveyancer has never been on on the mortgage company approved list. Am I still permitted to continue with my Idle conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?

Various options include

• Carry on with your existing Idle solicitor but your mortgage company will undoubtedly retain a conveyancing practitioner from their approved list. This will result in additional cost together with likely frustration.
• Appoint a new solicitor to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
• Appeal to your property lawyer to seek to join the mortgage company panel

Last July we completed a house move in Idle. We have noticed several issues with the house which we suspect were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been ordered as part of conveyancing in Idle?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Idle. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor completes a form referred to as a SPIF. answers is misleading, 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 Idle.

This question may be naive but I am unseasoned as FTB of a ground floor flat in Idle. Do I pick up the keys to the house on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Idle?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and once they have received this, you will be able to receive the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.

We are planning to move house in February. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Idle. Conveyancing solicitor was found prior to coming across your website.

On the day of completion you can collect the keys from your property agent but this can only occur after the vendors conveyancers advise the agent that the monies to complete are in and the keys can be collected. After that you can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a conveyancing in Idle or a firm that specialises in conveyancing in Idle.

I currently have a mortgage with Yorkshire BS for my property in Idle. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?

Your original mortgage agreement with Yorkshire BS will provide that you need their approval prior to renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel firm.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who did the conveyancing in Idle 4 years ago no longer exist. What do I do?

Gone are the days when you need to hold title original deeds to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.

Due to the input of my in-laws I had a survey completed on a property in Idle prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies tend refuse to give a mortgage on a flying freehold premises.

It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Idle. Conveyancing will be smoother if you use a solicitor in Idle especially if they are familiar with such properties in Idle.