I am buying a ground floor flat in Epworth. My Conveyancer is not listed on the lender solicitor list. Am I still permitted to retain my Epworth conveyancing solicitor notwithstanding that they are not on the mortgage company panel?

You have a couple of choices available to you here

• Proceed with your existing Epworth lawyer but your mortgage company will need to appoint a property lawyer on their approved panel. This will result in additional fees and likely delay.
• Choose a new solicitor to act in the purchase, making sure they are on the lender conveyancing panel.
• Convince your lawyer to pull out all the stops to get listed on the bank’s panel of solicitors

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Epworth building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Epworth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your lawyer has to follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being problematic. The Epworth solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

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

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Epworth solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Epworth postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Epworth.

I am looking for a leasehold apartment up to £305k and found one round the corner in Epworth I like with amenity areas and railway links in the vicinity, the downside is that it only has 51 remaining years left on the lease. There is not much else in Epworth for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage the shortness of the lease will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

I am thinking of appointing a conveyancing solicitor in Epworth for my house move. Is there any facility to see a solicitor's record with the profession’s regulator?

Members of the public may search for presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Epworth. Conveyancing advisers have are soon to be appointed. Will they explain the issues?

Most houses in Epworth are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Epworth so you should seriously consider looking for a Epworth conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out 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 lawyer should report to you on the legal implications.

Epworth Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

Most Epworth leasehold properties will have a service charge for the upkeep of the building levied on behalf of the freeholder. Where you buy the property you will have to pay this charge, normally quarterly throughout the year. This can vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all probability there will be a rentcharge to be met yearly, this is usually not a exorbitant amount, say around £25-£75 but you need to check as sometimes it can be many hundreds of pounds. Best to be warned whether a new roof is being installed or some other significant cost is coming up to be shared between the tenants and could well dramatically increase the the service costs or result in a specific payment. You should be aware if it is fewer than 80 years it will affect the salability of the flat. It is worth checking with your mortgage company that they are content with residual term of the lease. A short lease means that you will almost definitely require a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you would need to own the property for 24 months in order to be eligible to carry out a lease extension.