I plan on purchasing a maisonette in Keyworth. My Conveyancer is not listed on the mortgage company conveyancing panel. Can I still appoint my Keyworth conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?

You must appoint a conveyancing practitioner to deal with the legal work required if you need a mortgage to buy your property. The conveyancing practitioner will carry out all the necessary due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is in order. You can instruct a Keyworth conveyancing practitioner of your choosing. Nevertheless, if the conveyancing practitioner appointed is not on the bank approved list further charges will arise as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so provided your lawyer has not historically sought membership they can do so.

I am the single beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Keyworth. The Keyworth property was put into my name in January. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the property in January. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook obliges 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 may be caught by that. Most mortgage companies would take a sensible view as this provision is primarily there to capture subsales or the flipping of property.

Two weeks ago we had a mortgage agreed in principle with Yorkshire BS. Keyworth conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?

Some lenders take longer than others. Have Yorkshire BS completed the valuation? Have you informed Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being problematic. The Keyworth solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Keyworth differ for newly converted properties?

Most buyers of new build property in Keyworth contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Keyworth tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Keyworth or who has acted in the same development.

I am a fortnight into a leasehold purchase having been referred to solicitors by the estate agent to carry out the conveyancing in Keyworth. I am not happy. Can you help me find new lawyers?

A solicitor would have to be really bad to suggest replacing them. Has your loan offer been issued? If so you need to make them aware of the new contact details and have the mortgage documents are re-sent. The conveyancer should be on the lenders approved list to avoid escalating charges and complications. That should be your starting point. Our find a solicitor tool should assist you in finding a bank approved lawyer for your home move in Keyworth

I've found a house that appears to meet my requirements, at a great figure which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Keyworth. Conveyancing lawyers have are about to be instructed. Will they explain the issues?

The majority of houses in Keyworth are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Keyworth in which case you should be shopping around for a Keyworth conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.

Keyworth Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

What is the maintenance charge and ground rent on the apartment? The answer will be important as a) areas can result in problems in the block as the common areas may start to deteriorate where maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will want to have all the details Does the lease contain onerous restrictions?