IfI was to purchase a freehold housein Brockenhurst for cash and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Brockenhurst?

The only reduction in fees you would make on is the costs for searches. The conveyancer is obliged to do the vast majority of work - money laundering, communicating with the vendors solicitor, stamp duty submission, register the property etc. A marginal saving might be made by not needing to register a mortgage however it will not be significant.

Can you point me to a directory of Principality panel conveyancers in Brockenhurst on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few lending institutions make their panel listings visible on the web. Where you are in need of a Brockenhurst property lawyer on the Principality please make the most of our facility.

I am buying a property in Brockenhurst. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?

Given that you are obtaining a mortgage with Virgin Money your lawyer must follow the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to Virgin Money where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Brockenhurst.

I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The Brockenhurst solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.

It has been 4 months following my purchase conveyancing in Brockenhurst completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Can you provide any top tips for leasehold conveyancing in Brockenhurst with the aim of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Brockenhurst can be reduced if you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the purchasers’ representatives.
If you hold a share in a the freehold, you should make sure that you hold the original share document. Obtaining a re-issued share certificate can be a lengthy process and delays many a Brockenhurst home move. Where a reissued share certificate is required, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. The majority of landlords or managing agents in Brockenhurst levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Brockenhurst. You believe that you know the number of years left on your lease but you should verify this via your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is below 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

I am the registered owner of a 1st floor flat in Brockenhurst, conveyancing formalities finalised 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Brockenhurst with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2077

With just 58 years left to run the likely cost is going to range between £22,800 and £26,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional 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 based on this information without first getting professional advice.

My brother mentioned that before choosing a conveyancing solicitors they must be approved by your mortgage company. This is my first home move but I have an AIP via HSBC and I already have a bricks and morter conveyancing solicitor in Brockenhurst in place. Can Virgin Money insist on an approved lawyer to be instructed? If so, where do I find that list for my conveyancing in Brockenhurst?

You need to choose a solicitor that is on the Virgin Money panel. The first thing to do is ring your preferred Brockenhurst conveyancing lawyer and ask if they are on the Virgin Money panel. If they are not approved you have a couple of choices open to you here:

• Complete the deal with your chosen Brockenhurst conveyancer but Virgin Money will undoubtedly use a property lawyer on their approved panel. This will result in additional fees together with potential frustration.
• Get a fresh conveyancer to act in the purchase, ensuring that they are on the Virgin Money conveyancing panel.
• Convince your property lawyer to apply to join the bank panel.