We have agreed to purchase a house in Gnosall. An unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Nationwide your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Nationwide where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Gnosall.

I have instructed a Gnosall lawyer having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 property lawyer 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 Gnosall postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Gnosall.

Nationwide have agreed my home loan in principle, my offer on a house in Gnosall has been agreed to, what are the next steps?

The estate agent will need to know who your solicitors are (ensure that the property lawyers are on the lender’s panel). Contact Nationwide or your broker and finish off any relevant paperwork. Nationwide will instruct a valuer who will get in touch with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Nationwide will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Gnosall.

Will our conveyancer be raising questions regarding flooding during the conveyancing in Gnosall.

The risk of flooding is if increasing concern for solicitors dealing with homes in Gnosall. There are those who purchase a property in Gnosall, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or by their solicitors which will give them a better understanding of the risks in Gnosall. The standard property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to determine if the property has suffered from flooding. If flooding has previously occurred which is not notified by the vendor, then a buyer could commence a claim for damages as a result of such an inaccurate reply. A purchaser’s lawyers should also commission an environmental report. This will reveal whether there is any known flood risk. If so, additional investigations will need to be carried out.

How do I use the search app to get a costs illustration from a conveyancing practitioner in Gnosall on the approved list for my bank?

Step one is to pick a mortgage company such as National Westminster Bank, The Royal Bank of Scotland or Bank of Ireland then type in your preferred area e.g. Gnosall. Conveyancing organisations in Gnosall and nationally will then be listed.

My father-in-law has suggested that I appoint his lawyers for conveyancing in Gnosall. Should I use them?

There are no two ways about it the best way to choose a conveyancing solicitor is to get referrals from friends or family who have experience in using the firm that you are contemplating using.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Gnosall. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Gnosall ?

Most houses in Gnosall are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Gnosall so you should seriously consider looking for a Gnosall conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your solicitor should report to you on the legal implications.

I own a split level flat in Gnosall, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Gnosall with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ceases on 21st October 2077

With only 51 years unexpired we estimate the premium for your lease extension to span between £30,400 and £35,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.