Do all mortgage companies provide you with an approved list of Neston conveyancing solicitors? How do you know who is on the Clydesdale conveyancing panel?

Neston conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.

Do the Building Society Association intend to launch a searchable register to to identify firms on the Melton Mowbray Building Society conveyancing panel for instance in Neston?

We have not been informed any plans on the part of the BSA to promote such a tool.

What is your number one tip for choosing a conveyancing solicitor in Neston

We would encourage you not to base your choice on the cheapest Neston conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Last month we had a mortgage agreed in principle with Barclays. Neston conveyancing lawyers are appointed. How long does it take for Barclays to issue the offer to the conveyancer?

Some lenders take longer than others. Have Barclays conducted the survey? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I recently had an offer agreed on a house in Neston. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A few days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I opted to have a survey completed on a house in Neston in advance of appointing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies tend refuse to grant a mortgage on a flying freehold house.

It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Neston. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Neston to see if the conveyancing will be more expensive.

What are your top tips when it comes to choosing a Neston conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Neston conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Neston conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

What are the legal fees for lease extension conveyancing? How many lease extensions has the firm conducted in Neston in the last twenty four months?

I acquired a 1 bedroom flat in Neston, conveyancing having been completed October 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Neston with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2104

With 80 years remaining on your lease the likely cost is going to be between £7,600 and £8,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.