I am nearing an exchange on a flat in Danescourt and my mum and dad have sent the 10% deposit to my . I am now told that as the deposit has not arrived from me my needs to make a notification to my lender. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the lender about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The is duty bound to clarify with mortgage company to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

It is a dozen years since I purchased my property in Danescourt. Conveyancing solicitors have just been retained on the sale but I am unable to track down the deeds. Will this cause complications?

Don’t worry too much. Firstly there is a chance that the deeds will be with your lender or they may still be with the conveyancers who oversaw your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Danescourt relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.

My wife and I purchasing a 4 bedroom semi-detached house in Danescourt. We would like to carry out an extension to the side at the house.Will legal investigations on the property include checks to ascertain if these alterations are permitted?

Your solicitor will review the registered title as conveyancing in Danescourt will on occasion identify restrictions in the title documents which prevent certain alterations or require the permission of another owner. Many additions require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

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

A selection of lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation 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 solicitor practices wishing to join their approved list of firms.

I have today made my last payment due on my mortgage with . I assume I don't need a Danescourt on the panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I purchased a terraced Georgian house in Danescourt. Conveyancing solicitor acted for me and . I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Danescourt and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing solicitor who carried out the work.

How does conveyancing in Danescourt differ for newly converted properties?

Most buyers of new build residence in Danescourt come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Danescourt usually 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 property lawyers 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 Danescourt or who has acted in the same development.