Me and my partner are purchasing a 1 bedroom apartment in Durham with a mortgage. We like our Durham lawyer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Durham solicitor as well as pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?

No, not really. Your mortgage offer 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. A further alternative is for your Durham conveyancing lawyer to apply to be on the conveyancing panel.

The Durham conveyancing firm handling our Durham conveyancing has discovered a difference between the surveyor’s assumptions in the valuation report and what is revealed within the title deeds. My solicitor informs me that he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action right?

Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Are the Durham conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?

Durham conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.

My apartment in Durham is up for sale and I have a buyer. Does my solicitor need to be required to be on the Barclays conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Barclays conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

I am tempted by the attractive purchase price for a couple of flats in Durham both have about forty five years unexpired on the leases. Do I need to be concerned?

A lease is a right to use the property for a prescribed time frame. As a lease shortens the value of the lease reduces and it becomes more costly to extend the lease. This is why it is advisable to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you seek professional assistance from a conveyancer and surveyor with experience in this area.

I bought a 2 bed flat in Durham, conveyancing was carried out 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Durham with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced every year. The lease terminates on 21st October 2085

With only 61 years left to run the likely cost is going to be between £19,000 and £22,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.