I am purchasing a flat in Mosborough. My Solicitor is not listed on the lender conveyancing list. Am I still permitted to use my Mosborough conveyancing solicitor even though they are excluded from the bank panel?

You must appoint a conveyancing practitioner to deal with the legal work required when you take out a loan to buy your property. They will conduct all the essential due diligence on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in order. You may select a Mosborough solicitor of your choice. Nevertheless, where the conveyancer appointed is not on the mortgage company solicitor panel additional charges will be levied as separate legal representation will be required by them. Lender panel applications may be submitted, so where your lawyer has not previously sought membership they should take the chance to apply.

My fiance and I are refinancing our maisonette in Mosborough with RBS. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is repossessed. I have a couple of concerns (1) Is this document specific to the RBS conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) Does our son by signing this giving up his entitlement to inherit the property?

First, rest assured that your RBS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to RBS. This is solely used to protect RBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of RBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Why do I have to pay up front for conveyancing in Mosborough?

If you are buying a property in Mosborough your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is payable against the purchase price then this should be needed immediately before exchange of contracts. Any further balance that is due should be sent to your lawyer shortly before completion.

My bid for a property was accepted at auction in Mosborough. Conveyancing is required. What happens now?

Having for all intents and purposes signed on the dotted line you must hire the services of a conveyancing lawyer soon as you are facing a tight a drop dead date to complete the conveyancing. All auction property should have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should give this to the conveyancer instructed by you ASAP. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.

How can we know in advance if a Mosborough conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Mosborough getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.

My wife and I are at the point of looking at houses in Mosborough and I am now considering a potential offer. Is it advisable to have a lawyer on ‘stand by’? I intend to finance via a mortgage with HSBC.

It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are seeking a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.

I want to rent out my leasehold apartment in Mosborough. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

A lease governs the relationship between the landlord and you the leaseholder; specifically, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Mosborough do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I purchased a basement flat in Mosborough, conveyancing having been completed June 2002. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Mosborough with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2086

You have 61 years unexpired we estimate the price of your lease extension to span between £18,100 and £20,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.