We are hoping to buy a 3 bedroom flat in Baschurch with a mortgage. We would like to retain our Baschurch lawyer, but the bank says he's not on their "panel". It seems we have little choice but to use one of the lender panel conveyancing practices or continue with our Baschurch lawyer as well as pay for one of their panel ones to act for them. We consider that this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Baschurch conveyancing solicitor to apply to be on the conveyancing panel.

Have just purchased a probate house at auction in Baschurch. Conveyancing is needed. What is next?

Now that you have legally bound yourself to purchase you now have to find a conveyancing lawyer soon as you are facing a tight a fixed date to complete the purchase. All auction property will have a corresponding legal pack. This will likely include most,if not all of the paperwork that your lawyer requires. Where you are dealing with leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to give this to the conveyancer working for you at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete on the on the contractual date .

I had a mortgage agreed in principle with Kent Reliance. Baschurch conveyancing solicitors have been instructed. How long does it take for Kent Reliance to forward the offer to the solicitor?

There is no definitive answer here. Have Kent Reliance done the valuation? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am selling my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being problematic. The Baschurch solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Will our conveyancer be raising questions regarding flooding as part of the conveyancing in Baschurch.

Flooding is a growing risk for lawyers specialising in conveyancing in Baschurch. Some people will purchase a property in Baschurch, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their solicitors which can figure out the risks in Baschurch. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to find out if the property has suffered from flooding. In the event that the premises has been flooded in past which is not disclosed by the vendor, then a purchaser could commence a legal claim for losses as a result of such an incorrect reply. A buyer’s lawyers should also order an environmental report. This should disclose if there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

In sourcing the internet for the phrase on line conveyancing in Baschurch it shows results of many property lawyersin the vicinity. How do I determine which is the right solicitor for the sale of my house?

The ideal method of choosing a suitable conveyancer is through a personal testimonial, so seek the opinion of friends and those you trust who have purchased a property in Baschurch or a reputable estate agent or financial adviser. Fees for conveyancing in Baschurch differ, so it's sensible to request a minimum of four fee estimates from varying types of property lawyers. Dont forget to clarify that the costs are assured not to escalate.

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

Notwithstanding that your last Baschurch conveyancing lawyer is no longer available you can check your lease to see if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you need to seek permission from your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. The consent is not allowed to be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord for their consent.

I am the registered owner of a garden flat in Baschurch, conveyancing was carried out 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Baschurch with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease ceases on 21st October 2105

You have 80 years left to run we estimate the premium for your lease extension to span between £7,600 and £8,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.