I can't travel far from Cleethorpes. I would like to know the understand why all Cleethorpes lawyers are not on all lender panels?

Mortgage Companies tend to restrict either the type or volume of conveyancing firms on their panel. A common example of such restriction(s) being that a organisation is required to have two or more partners. In addition to restricting the nature of firm, some lenders made a decision to limit the number of conveyancers they allow to represent them. It is worth noting that building societies have no responsibility for the accuracy of service provided by any Cleethorpes solicitor on their approved list. Property fraud was the key driver in the rationalisation of solicitor panels a few years ago even though there are opposing thoughts about the extent of solicitor involvement in some of that fraud. Data published by HM Land Registry exposes that thousands of conveyancing practices only transact one or two conveyances annually. Those vindicating conveyancing panel cuts ask why law firms deserve the right to be listed on a bank panel when it is apparent that conveyancing is not their speciality?

I am helping my sister sell her property in Cleethorpes. Does the conveyancing solicitor arrange the energy performance certificate or do I organise this?

After the abolition of Home Packs, EPC’s became a compulsory element of selling a property. An energy performance certificate needs to be commissioned in advance of the property being placed on the market. This is not something that solicitors normally arrange. If you are instructing a Cleethorpes conveyancing solicitor they might be willing to arrange EPC’s due to their relationships with reputable local assessors

The formalities of my remortgage has taken place for my property in Cleethorpes. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am due to exchange contracts on my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Cleethorpes solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

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

3 months have gone by since my purchase conveyancing in Cleethorpes took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. 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 property 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.

All being well we will complete the sale of our £425,000 flat in Cleethorpes on Wednesday in a week. The managing agents has quoted £312 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Cleethorpes?

Cleethorpes conveyancing on leasehold apartments normally involves the buyer’s lawyer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to do so. They are entitled to invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some cases it is in excess of £800. The management information fee levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, without which the charge is not strictly payable. Reality however dictates that you have little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I bought a 2 bed flat in Cleethorpes, conveyancing was carried out July 1999. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Cleethorpes with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2082

You have 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

20 days into buying a property in Cleethorpes. Conveyancing solicitor has told us the property is "Leasehold". Will this likely impact the marketability of the property?

Cleethorpes conveyancing does not ordinarily involve leasehold houses. The key consideration here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it shouldn't impact the value significantly.

On the flip side, if it's, say, fifty five years it will have a adverse impact on the value, and most likely wouldn't be mortgageable. The length of lease and ground rent will be stated in the lease provided to your conveyancer.