My wife and I are hoping to purchase a flat in Braunstone and are in fact using a Braunstone conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. The Mortgage Works have this morning contacted us to inform me that they have now hit a problem as our Braunstone solicitor is not on their conveyancing panel. Please explain?

When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent 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 property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Braunstone solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

I just acquired a house at auction in Braunstone. Conveyancing is required. What is next?

Having exchanged you should appoint a conveyancing practitioner soon as you are facing a pending deadline in which to complete the purchase. An auction property will have a corresponding auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to the conveyancer working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the date specified in the contract.

I am expecting a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Braunstone solicitors on the Co-operative conveyancing panel, or is it better to go independently?

You will need to appoint Braunstone solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

Planning on purchasing a maisonette in Braunstone. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Braunstone conveyancing practitioner is on the Barclays conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build flat in Braunstone. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Braunstone

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Braunstone is the location of the property. Is there any advice you can impart?

Flying freeholds in Braunstone are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Braunstone you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Braunstone may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I wish to sublet my leasehold flat in Braunstone. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

The lease dictates relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Braunstone do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I inherited a garden flat in Braunstone, conveyancing formalities finalised July 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Braunstone with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2099

With just 75 years left to run the likely cost is going to be between £8,600 and £9,800 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.