My lender has suggested a law firm on their panel based in Romsey but I would rather use a conveyancing lawyer in Romsey local to me. Can you help?

Not all Romsey conveyancing solicitors are on all banks conveyancing panel. Do make use of the above find an approved solicitor tool to identify a Romsey conveyancing firm on the on the bank panel.

We previously instructed solicitors with offices in Romsey on the Nottingham solicitor approved list. They have just billed me a separate fee for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?

Provided it is contained in their Terms and Conditions or estimate then yes your solicitor may levy a fee for this. This fee is not dictated by Nottingham but by your Romsey solicitor. Numerous firms on the Nottingham panel will levy an ‘acting for lender’ fee but some firms include it on their overall fee.

I have a mortgage with Aldermore for my property in Romsey. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

Aldermore must be informed of your intention before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.

Completion of my purchase has taken place for my property in Romsey. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

five months have elapsed since my purchase conveyancing in Romsey took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I need to appoint a conveyancing solicitor for my conveyancing in Romsey. I happened to discover a web site which appears to be the perfect solution If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Harry (my fiance) and I may need to rent out our Romsey garden flat for a while due to a career opportunity. We used a Romsey conveyancing firm in 2004 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Romsey do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I invested in buying a split level flat in Romsey, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Romsey with over 90 years remaining are worth £211,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2092

With just 67 years left to run the likely cost is going to span between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.