I am considering applying for a Lloyds mortgage for purchase of a newly converted (under development) in Northern Moor with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?

In theory, you could use a solicitor that is not on the Lloyds conveyancing panel, but Lloyds would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

We previously instructed conveyancers based in Northern Moor on the Principality solicitor approved list. They have just billed me an additional fee for dealing with the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer may levy a fee for this. This charge is not set by Principality but by your Northern Moor conveyancing practitioner. Plenty of firms on the Principality panel will charge ’dealing with mortgage’ fee and others do not.

We expect to receive a DIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Northern Moor solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Northern Moor solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Northern Moor solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Northern Moor postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Northern Moor.

I used Arc property Solicitors a few years ago for my conveyancing in Northern Moor. I now require my papers but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northern Moor of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

In what way can the Landlord & Tenant Act 1954 impact my business premises in Northern Moor and how can you help?

The particular law that you refer to affords security of tenure to commercial tenants, granting the legal entitlement to make a request to court for a renewal lease and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Northern Moor is one of the hundreds of areas of the UK in which the firms we work with are located

I am looking at a couple of apartments in Northern Moor both have approximately fifty years left on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a period of time. As the lease shortens the marketability of the lease reduces and results in it becoming more expensive to extend the lease. This is why it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this arena.

I am the registered owner of a split level flat in Northern Moor, conveyancing formalities finalised in 2001. How much will my lease extension cost? Corresponding properties in Northern Moor with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2100

With 75 years left to run the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.