I am in the process of selling my flat in Grasmere and the estate agent has just telephoned to warn that the purchasers are changing their conveyancer. The reason given is that the mortgage company will only work with solicitors on their conveyancing panel. On what basis would a major mortgage company only work with certain lawyers rather the firm that they want to select for their conveyancing in Grasmere ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

IfI were to acquire a straightforward homein Grasmere for cash and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in Grasmere?

Any savings you would make would be isolated to the Grasmere conveyancing searches. Your conveyancing practitioner is obliged to do the vast majority of work - money laundering, correspond with your sellers lawyer, stamp duty submission, register the ownership etc. A marginal saving might be made by not needing to register a charge but it won't be a lot.

What is the difference between a licensed conveyancer and conveyancing solicitor in Grasmere

There are many registered licenced Conveyancers in Grasmere and Solicitor partnerships in Grasmere offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We previously instructed solicitors based in Grasmere on the Co-operative solicitor panel. They have just invoiced me a supplemental fee for dealing with the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. This fee is not set by Co-operative but by your Grasmere conveyancer. Some firms on the Co-operative panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.

I am purchasing a property in Grasmere. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

Given that you are obtaining a mortgage with HSBC your lawyer must comply with the formal instructions set out in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Grasmere.

Due to the advice of my in-laws I had a survey completed on a property in Grasmere prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks will refuse to grant a mortgage on this type of home.

It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Grasmere. Conveyancing will be smoother if you use a solicitor in Grasmere especially if they regularly deal with such properties in Grasmere.

I am intending to sublet my leasehold flat in Grasmere. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Notwithstanding that your last Grasmere conveyancing solicitor is not available you can review your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain permission from your landlord or some other party prior to subletting. The net result is that you cannot sublet without first obtaining consent. Such consent must not not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.

I am the registered owner of a garden flat in Grasmere, conveyancing formalities finalised August 1997. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Grasmere with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 levied per year. The lease comes to an end on 21st October 2082

With only 58 years left to run we estimate the price of your lease extension to be between £23,800 and £27,400 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously 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.