I sincerely hope you can help me. My Mere conveyancer is advising me that he has toconduct Mere conveyancing searches asthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have any options here?

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

I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Mere with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?

There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We are close to exchanging contracts on the sale of our home in Mere and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing outfit as opposed to a conveyancing solicitor in Mere. Having lived in Mere for 4 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

My cousin has recommend that I instruct his lawyers for conveyancing in Mere. Should I use them?

Much as we are happy to recommend a Mere conveyancing lawyer the best way to select a conveyancing practitioner is to get referrals from friends or family who have experience in using the solicitor you're considering.

I’m about to sell my ground floor apartment in Mere. Conveyancing solicitors are to be appointed soon, however I have just had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you discharge the invoice as you normally would as all rents and service invoices should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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. This will smooth the conveyancing process.

I acquired a leasehold flat in Mere, conveyancing formalities finalised in 1999. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Mere with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2096

With just 71 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.