I plan on buying a maisonette in Ravensthorpe. My lawyer is not on the lender conveyancing list. Am I still permitted to appoint my Ravensthorpe conveyancing solicitor even though they are excluded from the lender approved list?

You have a number of options open to you here

• Carry on with your preferred Ravensthorpe conveyancer but your mortgage company will no doubt instruct a conveyancer from their approved list. The net result is additional charges and probable delay.
• Appoint a new property lawyer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
• Appeal to your solicitor to seek to join the bank panel

I am purchasing a new build flat in Ravensthorpe. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Ravensthorpe you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ravensthorpe.

I am buying a new build house in Ravensthorpe with a mortgage from Barnsley Building Society. The builders refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not reveal to my solicitor about this extras as it will put at risk my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to instruct a conveyancing solicitor in Ravensthorpe for my remortgage. Is there any facility to check a solicitor's complaints history with the legal regulator?

One may find documented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may recorded call for training reasons.

I own a leasehold house in Ravensthorpe. Conveyancing and Chelsea Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Ravensthorpe who acted for me is not around. What should I do?

The first thing you should do is contact HMLR to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Ravensthorpe conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a split level flat in Ravensthorpe, conveyancing having been completed in 2001. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Ravensthorpe with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2080

With just 56 years unexpired we estimate the premium for your lease extension to range between £29,500 and £34,000 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.