I have just been advised by my mortgage broker that my Kelsall the law firm I have appointed is not on the bank Conveyancing panel. What can I do to be certain that this is indeed the case?

The best course of action for you to take is to call your Kelsall conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may recommend you to a Kelsall conveyancing practice that is on the approved list of lawyers for your bank.

Can you suggest a Chelsea Building Society accepted Kelsall conveyancing lawyer finish our home move within a very limited time frame? Would it be better to use a local Kelsall firm or an online comparison site?

We can recommend some very good Kelsall conveyancing firms. Another option is to visit the main road in Kelsall. Visit a couple of firms and ask to see a conveyancing solicitor for a fee estimate. Discuss your deadline together with your reasons and ask for an assurance on speed. Select the one that genuine.

I am looking for a flat up to £195,000 and identified one close by in Kelsall I like with amenity areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Kelsall for this price, so just wondered if I would be making a mistake buying a short lease?

If you need a home loan the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

I have been pointed in your direction by three or four local selling agents in Kelsall to locate a conveyancer using your seach tool. Is there a financial incentive for Estate Agents to offer your lawyers over alternative conveyancing organisations?

We refuse to offer any referral fee for sending work in our direction. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I have miscalculated my finances and am a couple of grand short a 10% deposit on my flat purchase in Kelsall , but I am keen proceed. What can I do?

You can accept a lesser deposit. Most vendors will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute