I am nearing exchange of contracts for my home in Kesgrave and the EA has just called to advise that the purchasers are changing their conveyancer. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a leading lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Kesgrave ?

Lenders have always had panels of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Kesgrave. Do I pick up the keys to the house on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Kesgrave?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the selling Agents and start moving into the property. Usually this occurs early afternoon.

The formalities of my remortgage has taken place for my property in Kesgrave. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Kesgrave solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

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

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Kesgrave is where the house is located. Can you offer any assistance?

Flying freeholds in Kesgrave are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kesgrave you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kesgrave may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

We're novice buyers - had an offer accepted, yet the estate agent informed us that the seller will only go ahead if we appoint their preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Kesgrave

We suspect that the owner is unaware of this ultimatum. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated purchaser is counter productive. Contact the owners directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to use your own,trusted Kesgrave conveyancing lawyers - rather thanthose that will provide the estate agent a introducer fee or hit his conveyancing figures pre-set by corporate headquarters.

I have just appointed agents to market my basement flat in Kesgrave. Conveyancing has not commenced, however I have recently had a yearly maintenance charge invoice – Do I pay up?

It best that you pay the invoice as normal as all rents and maintenance charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a 1 bedroom flat in Kesgrave, conveyancing formalities finalised February 1996. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Kesgrave with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2091

With just 66 years left to run we estimate the premium for your lease extension to range between £12,400 and £14,200 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.