Is it correct that all Middleton CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved firms?

A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I am due to exchange contracts on my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being a right pain. The Middleton solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.

Intending to buy a house in Middleton. 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 Nottingham 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 Middleton conveyancer is on the Nottingham conveyancing panel.

Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who did the conveyancing in Middleton 5 years ago have long since closed. What are my options?

Assuming you have a registered title the details of your ownership will be recorded by HMLR under a Title Number. It is possible to perform a search at the Land Registry, identify your house and get current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

The estate agent has sent us the confirmation of our purchase of a new build flat in Middleton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Middleton

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Middleton I like with a park and railway links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Middleton suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease will be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

Due to sign contracts shortly on a garden flat in Middleton. Conveyancing lawyers assured me that they are sending me a report tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Middleton should include some of the following:

Specifying your legal entitlements in relation to the communal areas in the block.For example, does the lease provide for a right of way over a path or hallways? It needs to be made clear to you whether the lease allows you to change or improve aspects of the property- you must be made aware as to whether it relates to all alterations or limited to structural alteration, and whether permission is required Whether the lease restricts you from letting out the property, or having a home office for business The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. The length of the lease term. You should receive guidance as what happens when the lease expires, and informed of the importance of the 80 year mark

Middleton Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to Purchasing

If a Middleton lease has less than 80 years it will affect the value of the apartment. Check with your bank that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth discovering how much this would cost. For most Middletonlease extensions you will need to own the premises for two years before you are entitled to extend the lease. How much is the maintenance charge and ground rent on the property? It is important to be aware if window replacement or some other major work is due in the foreseeable future to be shared amongst the leasehold owners and will materially increase the the service charges or result in a one off invoice.