I had intended to instruct a conveyancing solicitor in Ackworth for our house purchase. Our financial adviser informed us that our mortgage lenders won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most banks had a different appetite for risk. Almost all Ackworth conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms about their operations and their employees as well as establishing certain criteria such a completing on a minimum volume of conveyancing. Many Ackworth conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Ackworth is amongst the many areas where the conveyancers we recommend are are authorised to act for .

My colleague suggested that where I am buying in Ackworth I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually included in the estimate for your Ackworth conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Ackworth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ackworth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Ackworth.

I own a renovated Victorian house in Ackworth. Conveyancing solicitor represented me and . I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ackworth and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing practitioner who conducted the purchase.

Due to the encouragement of my in-laws I had a survey completed on a house in Ackworth prior to instructing lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some lenders will not issue a loan on such a property.

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

I would like to sublet my leasehold flat in Ackworth. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Ackworth do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I acquired a garden flat in Ackworth, conveyancing was carried out in 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Ackworth with an extended lease are worth £165,000. The ground rent is £45 levied per year. The lease terminates on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.