I am six weeks into the sale of my flat in Barlborough and the estate agent has just e-mailed to warn that the purchasers are changing their solicitor. The reason given is that the bank will only deal with solicitors on their conveyancing panel. On what basis would a major mortgage company only deal with specific lawyers rather the firm that they want to choose for their conveyancing in Barlborough ?

Lenders have always had panels of law firms they are content to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Banks point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

We note that you have a post code search directory listing solicitors on the Barclays conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Barlborough?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Barlborough.

What will a local search inform me about the property my wife and I buying in Barlborough?

Barlborough conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance Onsearch The local search is essential in every Barlborough conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

About to purchase a new build apartment in Barlborough. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Barlborough

Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Having had my offer accepted I require leasehold conveyancing in Barlborough. Before diving in I would like to find out the remaining lease term.

If the lease is registered - and almost all are in Barlborough - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a 1 bedroom flat in Barlborough, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Barlborough with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2089

With just 64 years remaining on your lease the likely cost is going to span between £14,300 and £16,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other 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 seeking the advice of a professional.