My husband and I are planning to acquire a 2 bedroom apartment in Tetbury with a mortgage. We have a Tetbury lawyer, however the mortgage company advise he's not on their "panel". It seems we have little choice but to use one of the lender panel solicitors or retain our Tetbury and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Tetbury conveyancing lawyer to apply to be on the conveyancing panel.

I decided to have a survey done on a house in Tetbury in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies may refuse to give a loan on this type of home.

It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Tetbury. Conveyancing will be smoother if you use a solicitor in Tetbury especially if they are accustomed to such properties in Tetbury.

Am I right to be wary by brokers that I am dealing with are suggesting an internet conveyancing firm as opposed to a local Tetbury conveyancing company?

As with many professional services, often input from family and friends can be extremely useful or valuable. Yet there are many people with a keen interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward solicitors to select. On occasion the conveyancers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You have the discretion to appoint your own conveyancer. Don't forget that many lenders specify a panel list of law firms you have to use for the mortgage related work in your transaction.

In sourcing the world wide web for the term on line conveyancing in Tetbury it reveals many solicitorsin the area. How do I determine which is the right conveyancing solicitor for me?

The preferential way of choosing a suitable conveyancer is via trusted testimonial, so seek the opinion of friends and relatives who have purchased a property in Tetbury or a reputable estate agent or financial adviser. Charges for conveyancing in Tetbury differ, so it's advisable to obtain a minimum of four fee estimates from varying types of solicitors. Make sure that you know that the fees are fixed.

I am on look out for some leasehold conveyancing in Tetbury. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.

If the lease is registered - and most are in Tetbury - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a 1st floor flat in Tetbury, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Tetbury with an extended lease 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 just 50 years left to run we estimate the price of your lease extension to be between £36,100 and £41,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.