My IFA says he needs my Ilkeston law firm’s panel member for the Santander conveyancing panel. How do I discover this. I have e-mailed my local Ilkeston office but they have not got back to me yet.

The sensible thing to do is ask for this information from your Ilkeston conveyancer . Most Ilkeston conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to instruct a high street conveyancing solicitor in Ilkeston?

Do check but the the probability is that appoint one of their panel lawyers should you want the "fee-free" incentive. Contact the mortgage company and explore if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor in Ilkeston.

I am planning to move house in February. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you suggest a removal company in Ilkeston. Conveyancing solicitor was chosen prior to coming across your website.

On the day of completion you can collect the keys from your property agent but this should only happen once the previous owners solicitors confirm to the agent that they have the completion monies and the keys can be given over. After that you should 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 assist you in finding a residential property solicitor in Ilkeston or a solicitor with expertise in conveyancing in Ilkeston.

I am the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Ilkeston. The Ilkeston property was put into my name in November. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in November. Do I have to wait 6 months to sell?

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 affected by that. Some banks would take a pragmatic view as this obligation is primarily there to capture the purchase and immediately sell or the flipping of property.

When it comes to lenders such as Santander, do Ilkeston conveyancing practitioners have to pay an annual charge to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I opted to have a survey done on a property in Ilkeston prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will refuse to issue a mortgage on this type of premises.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ilkeston. Conveyancing may be slightly more expensive based on your lender's requirements.

Back In 2001, I bought a leasehold flat in Ilkeston. Conveyancing and Leeds Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Ilkeston who previously acted has long since retired. What should I do?

First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Ilkeston conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Ilkeston Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

The prefered form of lease structure is if the freehold interest is owned by the leaseholders. In this situation the leaseholders have control and notwithstanding that a managing agent is frequently retained if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves. Are any of leasehold owners in dispute over their service charge payments? In the main the cost for major works tend not to be included within maintenance charges, although some managing agents in Ilkeston obliged leaseholders to pay into a sinking fund and this is used to offset against major repairs or maintenance.