We are buying a 2 bedroom flat in Ratcliff with a mortgage. We have a Ratcliff lawyer, however the mortgage company says she’s not on their "panel". It seems we have little option but to select one of the lender panel solicitors or continue with our Ratcliff conveyancing practitioner as well as pay for one of their panel firms to represent them. We regard this is inequitable; are we not able to demand that the bank use our Ratcliff conveyancer ?

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. Another option that might be available is for your Ratcliff conveyancing lawyer to apply to be on the conveyancing panel.

About to purchase a new build apartment in Ratcliff. Conveyancing is a frightening process 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 conveyancing.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ratcliff

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.

I decided to have a survey completed on a house in Ratcliff prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not give a mortgage on this type of house.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ratcliff. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ratcliff to see if the conveyancing costs will increase in light of this.

I'm refinancing my existing home to a buy to let mortgage with Coventry Building Society and I will use the rest of the raised equity towards another house. The location we are talking about is Ratcliff. Will your solicitors be able to act for both sets of mortgage companies and link together the conveyances?

Make use of our comparison tool on this page to be sure that the solicitors are approved by both mortgage companies. On the basis that they are the conveyancer will be able to simultaneously deal with the two transactions but you should have a chat with you solicitor and communicate your expectations and needs.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Ratcliff. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

The majority of houses in Ratcliff are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Ratcliff in which case you should be looking for a Ratcliff conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is located on an estate. Your lawyer will advise you fully on all the issues.

My wife and I have hit a brick wall in trying to purchase the freehold in Ratcliff. Can the Leasehold Valuation Tribunal adjudicate on premiums?

You certainly can. We are happy to put you in touch with a Ratcliff conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Ratcliff premises is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The unexpired term was 101.61 years.