I am buying an apartment in Hartlepool. My property lawyer has never been on on the lender approved panel. Can I still use my Hartlepool conveyancing solicitor even though they are not on the mortgage company approved list?

You have a number of alternatives open to you here

• Complete the deal with your chosen Hartlepool but your mortgage company will undoubtedly instruct a on their conveyancing panel. The net result is additional cost together with likely frustration.
• Appoint a new to conduct the conveyancing, making sure they are on the lender conveyancing panel.
• Convince your solicitor to do everything within their powers to get accepted on the lender’s conveyancing panel

Is there a reason why leasehold purchase conveyancing in Hartlepool is more expensive?

Hartlepool leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

We are purchasing a detached bungalow in Hartlepool. We would like to carry out a loft conversion at the house.Will legal investigations on the property include enquiries to determine if these works are permitted?

Your property lawyer will review the deeds as conveyancing in Hartlepool can on occasion identify restrictions in the title deeds which prevent categories of alterations or necessitated the permission of a 3rd party. Many additions call for local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.

I have decided to exercise my right to buy my property in Hartlepool off the council. I have a mortgage offer with . Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with , you will need to appoint a solicitor on the conveyancing panel.

I am selling my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being difficult. The Hartlepool solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

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

I'm purchasing my first flat in Hartlepool with a mortgage from . The builders would not move on the price so I negotiated £7000 of extras instead. The estate agent told me not disclose to my lawyer about the deal as it may affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a flat up to £305k and found one close by in Hartlepool I like with amenity areas and station nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Hartlepool suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a home loan the shortness of the lease may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.