I am buying a maisonette in North Newbald. My property lawyer is not listed on the lender conveyancing panel. Am I still permitted to continue with my North Newbald conveyancing solicitor notwithstanding that they are not on the mortgage company panel?

Your options include

• Complete the purchase with your existing North Newbald but your lender will no doubt appoint a from their approved panel. The net result is additional charges and likely delay.
• Get a fresh to act in the purchase, making sure they are on the mortgage company conveyancing panel.
• Appeal to your to apply to join the mortgage company panel

Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who dealt with the conveyancing in North Newbald years ago have long since closed. What do I do?

In today’s world there are copies made of almost everything, and your conveyancer should be aware precisely where to look for all the appropriate paperwork so you may buy or sell your house without any difficulty. If copies can’t be found, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. North Newbald is the location of the property. Can you shed any light on this issue?

Flying freeholds in North Newbald are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Newbald you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Newbald may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Given that I am about to part with over three hundred thousand on a two bedroom apartment in North Newbald I would like to have a conversation with the lawyer concerning theconveyancing in advance of instructing the firm. Can this be arranged?

This is something that we encourage - we would be delighted to talk to you we do not take any clients on without you speaking to the conveyancer who will be carrying out your conveyancing in North Newbald.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in North Newbald should be the amount on the final invoice that you end up paying.

I have just appointed agents to market my garden flat in North Newbald. Conveyancing solicitors are to be appointed soon, however I have just received a half-yearly service charge demand – Do I pay up?

The sensible thing to do is discharge the maintenance contribution as normal as all rents and maintenance charges should be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents 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 inherited a split level flat in North Newbald, conveyancing having been completed in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in North Newbald with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 50

With just 50 years remaining on your lease the likely cost is going to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.