I am considering applying for a mortgage for purchase of a new build (under development) in Northleach with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for ?

In theory, you could use a solicitor that is not on the conveyancing panel, but 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 transaction.

My wife and I are selling our house in Northleach and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Northleach lawyer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing outfit rather than a conveyancing solicitor in Northleach. Having lived in Northleach for many years we know that this is a non issue. Should we contact our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should 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 health insurance to cover that same sickness)

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Northleach is where the house is located. Can you shed any light on this issue?

Flying freeholds in Northleach are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northleach you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northleach may ascertain 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.

I am on look out for some leasehold conveyancing in Northleach. Before I get started I require certainty as to the number of years remaining on the lease.

If the lease is registered - and 99.9% are in Northleach - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a garden flat in Northleach, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar properties in Northleach with a long lease are worth £165,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 50

With 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 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 the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

I have recently had an offer accepted on an apartment in Northleach and the mortgage adviser that we are using suggested his . They quoted £900 plus VAT and disbursements. Does this sound expensive?

Don't just go on 1 estimate. You should seek like-for-like quotes for your conveyancing in Northleach. Then choose one that you are comfortable with and crucially, is on the approved panel of the mortgage company that you have applied for a mortgage from.