Can you help? My Longford conveyancer is assuring me that he is legally obliged toapply for Longford conveyancing searches becausethe firm are on the Virgin Moneyapproved lawyer panel. Is my solicitor correct?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a mortgage company your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Longford conveyancing searches.

five months have elapsed following my purchase conveyancing in Longford took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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 premises 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.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Longford I like with a park and station nearby, the downside is that it only has 51 years on the lease. I can't really find anything else in Longford suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

I am a sole trader hoping to take an assignment of a lease of an office on the high street. Can you recommend lawyers offering no-move-no charges for commercial conveyancing in Longford for below 1500k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Longford, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the charges these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or telephone us so that we can provide you with a detailed commercial conveyancing calculation.

I have noted on various consumer advice websites that before selecting a conveyancing lawyer they need approved by your bank. I am novice purchaser but I have an offer in principle via Santander and I already have a high street conveyancing solicitor in Longford in place. Can Santander need an approved conveyancer to be selected? Does a list of panel solicitors even exist for my conveyancing in Longford?

You should choose a solicitor that is on the Santander panel. The first thing to do is telephone your chosen Longford conveyancing solicitor and ask if they are on the Santander panel. If they are not on the panel you have a number of alternatives open to you here:

• Proceed with your preferred Longford but Santander will no doubt instruct a on their conveyancing panel. The net result is additional fees together with potential frustration.
• Appoint a new to act in the purchase, not forgetting to check that they are on the Santander conveyancing panel.
• Convince your to pull out all the stops to join the Santander panel of solicitors.