My IFA has asked me for my Brough lawyer’ panel reference for the Nat West conveyancing panel. What is the best way to obtain this. I have called my local Brough branch but they have not responded to me.

The sensible thing to do is ask for this information from your Brough property lawyer . Most Brough law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Finally the sale completed on my house in Brough last September but our buyer keeps texting me to say their conveyancer needs to hear from mysolicitor. What should have happened now that I have sold?

Following your sale your lawyer is obliged to forward the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer should also send confirmation that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion tasks specific conveyancing in Brough.

Do the Building Society Association intend to launch a searchable register to to identify practices on the Darlington Building Society conveyancing panel for example in Brough?

We are not aware of any plans on the part of the BSA to promote such a tool.

I just bought a flat at auction in Brough. Conveyancing is required. What are my next steps?

Having exchanged you must appoint a conveyancing practitioner quickly as you are faced with a fast approaching a fixed date to complete the transaction. An auction property will ordinarily have a bespoke auction pack. This will likely include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You should pass this on to the solicitor working for you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.

I can not fathom if my mortgage offer requires a lease extension. I have called into my local Brough building society branch on numerous occasions and was advised it wasn't a problem and they would lend. My Brough conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your conveyancer must follow the CML Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have finally had an offer on an apartment in Brough agreed to, but there is a chain. The vendors have offered on a property, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Brough. What do I do now? At what point do I apply for the mortgage with Lloyds?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Brough conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Lloyds conveyancing panel. As to the subsequent steps this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. During a hot market some buyers would apply for the mortgage with Lloyds and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in Brough.

Looking forward to complete next month on a ground floor flat in Brough. Conveyancing solicitors have said that they will have a report out to me on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Brough should include some of the following:

The length of the lease term. You should be advised as what happens when the lease ends, and informed of the importance of the 80 year mark Whether the lease restricts you from letting out the property, or having a home office for business The total extent of the premises. This may be the property itself but might incorporate a loft or cellar if appropriate. Defining your legal entitlements in relation to common areas in the building.For instance, does the lease contain a right of way over an accessway or hallways? The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I purchased a 2 bed flat in Brough, conveyancing formalities finalised in 2002. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Brough with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2091

With just 67 years unexpired the likely cost is going to be between £10,500 and £12,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues 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.