It has come to my attention via my IFA that my Rawcliffe the law firm I have appointed is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?

The best course of action for you to take is to contact your Rawcliffe conveyancer. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

We are buying a flat and need a conveyancing solicitor in Rawcliffe who is on the HSBC solicitor panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Rawcliffe.

My stepmother informed me that in purchasing a property in Rawcliffe there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

There are anumerous of properties in Rawcliffe which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Rawcliffe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am buying a property in Rawcliffe. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?

Given that you are obtaining a mortgage with RBS your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook contains minimum provisions for solar panel roof-space leases, and lawyers are required to report to RBS where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Rawcliffe.

I have finally had an offer on a maisonette in Rawcliffe accepted, but there is a chain. The vendors have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Rawcliffe. What should be my next step? When do I get the mortgage application with Lloyds going?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then valuation, Rawcliffe conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the Lloyds approved list. As to the next stages this very much depends on the specifics of your case, motivation for this property and on the state of the market. In a buoyant market the majority of home buyers would apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to press on with the conveyancing in Rawcliffe.

How do I use the search facility to locate a conveyancing lawyer in Rawcliffe on the panel for my mortgage?

Step one is to pick a bank such as National Westminster Bank, Chelsea Building Society or TSB then choose your location a common one being Rawcliffe. Conveyancing firms in Rawcliffe and nationally will then be identified.

Harry (my fiance) and I may need to rent out our Rawcliffe 1st floor flat for a while due to a career opportunity. We used a Rawcliffe conveyancing practice in 2003 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Rawcliffe do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I inherited a basement flat in Rawcliffe, conveyancing formalities finalised May 1995. Can you work out an approximate cost of a lease extension? Equivalent properties in Rawcliffe with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2090

With only 65 years unexpired we estimate the price of your lease extension to range between £13,300 and £15,400 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.