I am selling my maisonette in Newton Ferrers and the estate agent has just e-mailed to say that the purchasers are switching property lawyer. The reason given is that the bank will only work with solicitors on their approved list. Why would a leading mortgage company only work with certain lawyers rather the firm that they want to choose for their conveyancing in Newton Ferrers ?

Banks have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders justify this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

My partner and I are intent on selling our home in Newton Ferrers and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing firm as opposed to a conveyancing solicitor in Newton Ferrers. Having lived in Newton Ferrers for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Just had an offer accepted on a new build flat in Newton Ferrers. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Newton Ferrers

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I today plan to offer on a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Newton Ferrers. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

Most houses in Newton Ferrers are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Newton Ferrers in which case you should be shopping around for a Newton Ferrers conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your lawyer should advise you fully on all the issues.

I bought a 1st floor flat in Newton Ferrers, conveyancing having been completed 3 years ago. How much will my lease extension cost? Equivalent flats in Newton Ferrers with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 50

With only 50 years remaining on your lease we estimate the price of your lease extension to range between £36,100 and £41,800 plus professional fees.

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 without more comprehensive investigations. You should not use the figures 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 take any other action based on this information before seeking the advice of a professional.

We have selected a Newton Ferrers conveyancing solicitor for our home move (novice purchasers) and have spotted in the terms and conditions that they are not overseen by the FCA. Am I right to be concerned or is that standard with ?

We can't see why they should be. Most don't lend money. You should check that they are governed by the SRA, who set specific conditions regulating amounts held on client account.