My husband and I are buying a 3 bedroom flat in Flitwick with a mortgage. We have a Flitwick solicitor, but the mortgage company says she’s not on their "panel". It appears that we have no option but to use one of the lender panel solicitors or retain our Flitwick conveyancer as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Flitwick conveyancing lawyer to apply to be on the conveyancing panel.

Finally the sale completed on my house in Flitwick last July but the buyer keeps calling me complaining that her solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?

Following your house sale your lawyer is obliged to send the transfer deeds and all of the paperwork to the buyer’s solicitors. If applicable, your conveyancer must also confirm that the mortgage has been paid off to the purchasers conveyancers. There are no post completion requirements specific conveyancing in Flitwick.

What makes your site different to other online quote calculators for conveyancing in Flitwick?

At this site get a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Flitwick. Unlike many estate agents and many comparison sites we are not in the business of charging firms a fee if you select them for your conveyancing in Flitwick

We're FTB’s - had an offer accepted, but the property agent advised that the vendor will only proceed if we instruct the agent's preferred conveyancers as they want an ‘expedited deal’. We would rather use a family conveyancer with experience of conveyancing in Flitwick

We suspect that the owner is not behind this request. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your preferred Flitwick conveyancing lawyers - not the ones that will provide the negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by HQ.

When it comes to leasehold conveyancing in Flitwick what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Flitwick. All leases are unique and drafting errors can result in certain provisions are missing. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, The Royal Bank of Scotland, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.

I own a 1st floor flat in Flitwick, conveyancing formalities finalised May 2005. Can you work out an approximate cost of a lease extension? Equivalent flats in Flitwick with over 90 years remaining are worth £175,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2081

With just 58 years unexpired we estimate the premium for your lease extension to be between £23,800 and £27,400 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.