I am looking for value for money property lawyer. Do I opt for an online conveyancer rather than a local Hedon conveyancing solicitor?

Existing third party connections are another important factor to consider when choosing conveyancing solicitors. Hedon conveyancers enjoy connections with financial advisers and property, local authorities, surveyors and other law firms meaning the whole process is going to be much more straightforward for you. Hosting specialist knowledge of the local area also helps too.

Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Hedon. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Hedon?

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 shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

I have a mortgage with Co-operative for my property in Hedon. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

You must advise Co-operative prior to letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Co-operative directly. You need not do this via a Co-operative conveyancing panel solicitor.

Planning on purchasing a maisonette in Hedon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hedon conveyancing practitioner is on the Principality conveyancing panel.

A colleague suggested that where I am buying in Hedon I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually quoted for as part of the standard Hedon conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Hedon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Hedon.

I've found a house that appears to be perfect, at a reasonable price which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Hedon. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Hedon ?

Most houses in Hedon are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Hedon so you should seriously consider shopping around for a Hedon conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer should report to you on the legal implications.

I am the registered owner of a ground floor flat in Hedon, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Hedon with a long lease are worth £227,000. The ground rent is £50 yearly. The lease finishes on 21st October 2098

With just 72 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

I am an executor of my recently deceased parent's Will, with a property in Hedon which is to be marketed. The property has never been registered at HMLR and I'm told that some EAs will insist that it is completed before they'll move forward. What's the procedure for this?

In the situation that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.