My fiance and I wish to acquire a 2 bedroom flat in Shirebrook with a mortgage from Skipton Building Society.We use our Shirebrook conveyancing lawyer but Skipton Building Society says he's not on their "panel". It seems we have little choice but to instruct a Skipton Building Society panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan offered to you is subject to its terms and conditions, one of which will be that lawyers must be on the Skipton Building Society solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Skipton Building Society

Should commercial conveyancing searches disclose planned roadworks that may affect a commercial premises in Shirebrook?

Its becoming the norm that commercial conveyancing solicitors in Shirebrook will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Shirebrook. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shirebrook.

For every commercial conveyancing transaction in Shirebrook it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Shirebrook commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Shirebrook.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who handled the conveyancing in Shirebrook 10 years ago have long since closed. What do I do?

Gone are the days when you need to hold title official documentation to prove you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.

Are there any apps to help locate a Shirebrook solicitor on the National Westminster Bank conveyancing panel? I drive a motor bike and am willing to travel upto 25miles to meet the solicitor.

You can use the tool on this website. Please select a bank and your location and you will see a number of Shirebrook conveyancing lawyers located nearest you. We have listed some Shirebrook conveyancing firms at the bottom of this page and you can contact them to see whether they are on the National Westminster Bank member panel

Do you have any advice for leasehold conveyancing in Shirebrook with the aim of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Shirebrook can be bypassed if you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the buyers’ lawyers.
If you are supposed to have a share in the freehold, you should ensure that you hold the original share certificate. Arranging a duplicate share certificate is often a time consuming process and frustrates many a Shirebrook conveyancing transaction. If a new share is needed, you should approach the company officers or managing agents (if relevant) for this as soon as possible. If you have had conflict with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a property where a dispute is unresolved. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to ongoing. The majority of landlords or managing agents in Shirebrook charge for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Shirebrook.

I purchased a garden flat in Shirebrook, conveyancing having been completed in 2002. Can you work out an approximate cost of a lease extension? Similar properties in Shirebrook with an extended lease are worth £206,000. The ground rent is £45 per annum. The lease ceases on 21st October 2091

With 67 years left to run the likely cost is going to be between £10,500 and £12,000 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.