We are buying a 1 bedroom flat in Polesworth with a mortgage. We have a Polesworth solicitor, but the lender advise he's not on their "panel". It appears that we have no option but to instruct one of the mortgage company panel conveyancing practices or continue with our Polesworth lawyer and pay for one of their panel firms to represent them. We feel that this is inequitable; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Polesworth conveyancing solicitor to apply to be on the conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Polesworth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Polesworth

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I am thinking of appointing a conveyancing practitioner in Polesworth for my home move. Is there any facility to review a firm’s record with the profession’s regulator?

Members of the public may search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.

What advice can you give us when it comes to finding a Polesworth conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Polesworth conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Polesworth conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

How familiar is the firm with lease extension legislation? Can they put you in touch with clients in Polesworth who can give a testimonial?

I own a 1 bedroom flat in Polesworth, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Polesworth with over 90 years remaining are worth £211,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2093

You have 68 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as 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 investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

Am in the process of purchasing my 1st house in Polesworth. Conveyancing lawyer has been appointed. The financial consultant suggested that a survey is not necessary as the house is just 20 yrs old.

You would be best advised to commission a Home Buyer's Report. Given the premises is over ten years old the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may be enough. The report should highlight any obvious problems and recommend further investigation if appropriate. Where there are any indications of material issues get a full structural survey.