My brother-in-law has suggested I instruct a conveyancing solicitor in Goole. I I am struggling to find out whether they are accepted on the Accord Mortgages Ltd conveyancing panel. Can you help?

You should e-mail your solicitor and ask them if they are on the lender panel. Alternatively you should call Accord Mortgages Ltd who may be able to assist.

It has been five months following my purchase conveyancing in Goole completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I opted to have a survey done on a property in Goole prior to retaining conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders may not grant a loan on a flying freehold property.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Goole. Conveyancing may be slightly more expensive based on your lender's requirements.

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

Leasehold conveyancing in Goole is not unique. All leases are individual and drafting errors can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

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

You will have 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. Santander, Coventry Building Society, and Nottingham Building Society all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.

I bought a split level flat in Goole, conveyancing formalities finalised 10 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Goole with a long lease are worth £195,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2088

You have 63 years unexpired the likely cost is going to range between £16,200 and £18,600 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

My brother mentioned that when choosing a conveyancing lawyer they need approved by your mortgage company. It happens to be my first home move but I have an offer in principle via HSBC and I already have a local conveyancing solicitor in Goole lined up. Can Virgin Money require an approved solicitor to be used? Does a directory of approved solicitors even exist for my conveyancing in Goole?

You should instruct a solicitor that is on the Virgin Money panel. Simply call your preferred Goole conveyancing solicitor and ask if they are on the Virgin Money panel. If they are not on the panel you have a number of options open to you here:

• Carry on with your preferred Goole conveyancer but Virgin Money will need to appoint a solicitor from their approved panel. This will result in additional fees together with likely frustration.
• Get a fresh solicitor to act in the purchase, not forgetting to check that they are on the Virgin Money conveyancing panel.
• Appeal to your conveyancer to attempt to join the mortgage company panel.