My partner and I are planning to purchase a property in Rossington and have instructed a Rossington conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Bank of Scotland have this evening contacted us to inform me that there is now an issue as our Rossington lawyer is not on their approved list of lawyers. Is this a problem?

Where you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Rossington solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

Having spent time looking at moneysavingexpert.com for a conveyancing lawyer in Rossington, most advise that I must instruct a CQS kitemarked solicitor. What is CQS?

Rossington Conveyancing Quality Scheme solicitors have obtained certification under the Law Society's Scheme (CQS) CQS was created to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify practices that provide a quality residential conveyancing. Rossington is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.

I am buying a new build house in Rossington with a loan from HSBC Bank. The builders refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep told me not to tell my solicitor about this side-deal as it could impact my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to find a conveyancing solicitor for my conveyancing in Rossington. I've stumble upon a web site which appears to be the ideal answer If there is a chance to get all the legals done via phone that would be preferable. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I wish to rent out my leasehold apartment in Rossington. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Notwithstanding that your previous Rossington conveyancing solicitor is not available you can check your lease to see if it allows you to sublet the apartment. The rule is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you need to seek permission via your landlord or some other party prior to subletting. This means you not allowed to sublet without first obtaining consent. The consent is not allowed to be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.

I purchased a ground floor flat in Rossington, conveyancing having been completed September 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Rossington with over 90 years remaining are worth £195,000. The ground rent is £45 yearly. The lease finishes on 21st October 2087

With just 63 years remaining on your lease the likely cost is going to range between £16,200 and £18,600 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.