My New Mills conveyancer has identified an inconsistency between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer says that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?

Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

When it comes to mortgage companies such as Co-operative, do New Mills property lawyers face a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a New Mills conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I was told two weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in New Mills is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

I require fast conveyancing in New Mills as I am faced with pressure to exchange contracts in less than 4 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?

If.Given you are not obtaining a mortgage you have the choice not to do searches although no lawyer would advise that you don't. Drawing on our experience of conveyancing in New Mills the following are instances of what can appear and adversely impact the marketability of the property: Enforcement Actions, Overdue Fees, Overdue Grants, Railway Schemes,...

I am a fortnight into a residential purchase having been directed to a firm by the selling agent to execute conveyancing in New Mills. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new conveyancers?

They would have to be really bad to suggest replacing them. Has your mortgage been issued? If so you need to make them aware of the new lawyer and ensure the mortgage documents are issued to the new lawyers. Your conveyancer should be on the lenders approved list to avoid escalating charges and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool can assist you in finding a lender approved lawyer for your conveyancing in New Mills

I wish to sublet my leasehold apartment in New Mills. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in New Mills do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I acquired a ground floor flat in New Mills, conveyancing formalities finalised November 2005. Can you work out an approximate cost of a lease extension? Similar properties in New Mills with a long lease are worth £260,000. The ground rent is £45 levied per year. The lease ends on 21st October 2098

You have 74 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.