We are planning to purchase a 3 bedroom flat in Cranfield with a mortgage. We like our Cranfield conveyancer, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Cranfield conveyancing practitioner and pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to require that the mortgage company use our Cranfield solicitor ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Cranfield conveyancing lawyer to apply to be on the conveyancing panel.

When can the exchange of contracts happen for purchase conveyancing in Cranfield and am I required to be at the conveyancers branch?

If you are round the corner to one of the conveyancing solicitors in Cranfield you are welcome to come in to sign contracts. That being said, the law practices we recommend supply a countrywide conveyancing service and provide just as detailed and professional a job for you when dealing with you electronically. The signing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cranfield)to be in the office at the appropriate time.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Cranfield. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?

If you intend to refinance then Nationwide will require that you use a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.

I own a renovated Edwardian house in Cranfield. Conveyancing practitioner acted for me and Bank of Scotland. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cranfield and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who conducted the work.

I today plan to offer on a house that appears to meet my requirements, at a great price which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Cranfield. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Cranfield ?

Most houses in Cranfield are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Cranfield in which case you should be shopping around for a Cranfield conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer will advise you fully on all the issues.

I purchased a studio flat in Cranfield, conveyancing was carried out in 1996. How much will my lease extension cost? Comparable properties in Cranfield with over 90 years remaining are worth £206,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2092

You have 67 years left to run the likely cost is going to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.