Me and my fiance are planning to acquire a 2 bedroom flat in Ripley with a mortgage. We have a Ripley conveyancer, however the lender advise he's not on their "panel". It seems we have little option but to appoint one of the lender panel solicitors or keep our Ripley as well as pay for one of their panel lawyers to represent them. We feel that this is unjust; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Ripley conveyancing lawyer to apply to be on the conveyancing panel.

I'm the only recipient of my late mum's will with all property in now in my sole name, including the my former home in Ripley. Conveyancing formalities meant that the Land Registry date was in . I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the house in . Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many banks would take a pragmatic view as this provision is chiefly there to identify the purchase and immediately sell or the quick reselling of property.

We are getting a further advance on our home loan from as we wish to carry out renovations to our property in Ripley. Do we need to choose a bricks and mortar Ripley solicitor on the conveyancing panel to deal with the legals?

would not normally instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the list.

I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being difficult. The Ripley solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution 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.

Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when buying a residence in Ripley?

Unless a prior acquisition of the property completed after 12 October 2013 you could take it that conveyancing practitioners handling conveyancing in Ripley to continue to propose a a chancel search and or chancel repair liability policy.

I today plan to offer on a house that seems to tick a lot of boxes, at a great figure which is making it more attractive. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Ripley. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

Most houses in Ripley are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Ripley in which case you should be shopping around for a Ripley conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will advise you fully on all the issues.

I invested in buying a basement flat in Ripley, conveyancing having been completed 1995. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Ripley with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 50

With just 50 years unexpired the likely cost is going to range between £36,100 and £41,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.

Would local authority permission be necessary to split a house into multiple appartments in Ripley? This has been done to a property adjacent to my home in Ripley and was not aware of the conversion until it was finished.

Planning Consent yes. Building Regulations yes.