My conveyancer has discovered a a legal deficiency with the lease for the apartment we are buying in Hatch and Old Basing. The other side have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer has advised that he must be satisfied that the bank is happy with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

I am buying a right to buy a flat in Hatch and Old Basing. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Hatch and Old Basing you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Hatch and Old Basing.

Is it correct that all Hatch and Old Basing CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved firms?

Some major lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

When it comes to mortgage companies such as Bank of Ireland, do Hatch and Old Basing solicitors incur a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

We are getting the release of further funds on our mortgage from RBS as we want to carry out alterations to our house in Hatch and Old Basing. Do we need to appoint a bricks and mortar Hatch and Old Basing solicitor on the RBS conveyancing panel to deal with the paperwork?

RBS do not ordinarily instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.

I need to find a conveyancing solicitor for sale conveyancing in Hatch and Old Basing. I happened to chance upon a site which looks to be the perfect solution If it is possible to get all the legals completed via email that would be ideal. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

We expect to complete the disposal of our £350,000 maisonette in Hatch and Old Basing in just under a week. The landlords agents has quoted £312 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Hatch and Old Basing?

Hatch and Old Basing conveyancing on leasehold apartments normally requires the purchaser’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be content to do so. They may charge a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some situations it is above £800. The administration charge invoiced by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration fees, otherwise the charge is not strictly payable. In reality one has little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I own a 2 bed flat in Hatch and Old Basing, conveyancing formalities finalised December 2011. Can you work out an approximate cost of a lease extension? Similar properties in Hatch and Old Basing with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2092

With 67 years unexpired the likely cost is going to span between £10,500 and £12,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.