My wife and I have recently appointed a conveyancing solicitor in Kirkby Lonsdale. I I would like to check if they are accepted on the Alliance & Leicester conveyancing panel. Can you or the lender confirm if they are on the panel?

You should contact your conveyancer and ask them whether they can act for the lender. Otherwise you can get in touch with Alliance & Leicester who may be able to assist.

My wife and I are purchasing a flat in Kirkby Lonsdale. I might seem paranoid but how we can trust a conveyancer? On completion day we have to send money into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My aunt pointed out to me me that in purchasing a property in Kirkby Lonsdale there could be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

We are aware of anumerous of properties in Kirkby Lonsdale which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Kirkby Lonsdale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being a right pain. The Kirkby Lonsdale solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

It has been 4 months since my purchase conveyancing in Kirkby Lonsdale concluded. 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 asset 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 am buying a new build house in Kirkby Lonsdale with a loan from Santander. The developers would not budge the price so I negotiated 6k of additionals instead. The sale representative told me not to tell my lawyer about the deal as it would affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What are your top tips when it comes to appointing a Kirkby Lonsdale conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Kirkby Lonsdale conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Kirkby Lonsdale conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

What volume of lease extensions has the firm carried out in Kirkby Lonsdale in the last twenty four months?

I own a 1 bedroom flat in Kirkby Lonsdale, conveyancing having been completed June 2001. How much will my lease extension cost? Equivalent flats in Kirkby Lonsdale with over 90 years remaining are worth £216,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2091

You have 68 years unexpired the likely cost is going to span between £9,500 and £11,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.