I had intended to instruct a conveyancing solicitor in Rossett for our house purchase. Our broker has since advised us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies in the main imposes restrictions either the category or the amount of conveyancing practices on their panel. A common example of such criteria being that a law practice must have two or more partners. As well as restricting the profile of firm, some have decided to limit the number of firms they permit to represent them. Be aware that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there are differing opinions regarding the level of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Rossett only execute one or two conveyances a year.

When it comes to mortgage companies such as TSB, do Rossett conveyancing practitioners incur a fee to be on the conveyancing panel?

We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Rossett bank branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My Rossett conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.

The conveyancer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I have finally had an offer on an apartment in Rossett accepted, the sellers do nevertheless have a dependent purchase. The owners have placed an offer on a property, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have instructed a high street conveyancing solicitor in Rossett. What do I do now? At what point do I apply for the mortgage with Leeds Building Society?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then valuation, Rossett conveyancing search charges, etc). First, you must check that your lawyer is on the Leeds Building Society conveyancing panel. Concerning the next stages this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. During a buoyant market some purchasers will apply for the mortgage with Leeds Building Society and pay for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Rossett.

I am buying a new build house in Rossett with a loan from Godiva Mortgages Ltd. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about the extras as it will affect my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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 was pointed in your direction by numerous selling agents in Rossett to find a property lawyer using your seach tool. What’s the financial upside for Estate Agents to promote your site over and above a competitor’s?

We don’t make any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

Planning to exchange soon on a basement flat in Rossett. Conveyancing solicitors assured me that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Rossett should include some of the following:

Who has the liability to repair and maintain the main walls and foundations. It is important that you know who is duty bound to repair and maintenance of every part of the building Ground rent - what is payable and when you need to pay, and also know whether this is subject to change You should know whether the lease allows you to alter or upgrade anything in the premises- you should be made aware as to whether it relates to all alterations or just structural alteration, and whether permission is mandated necessary Repair and maintenance of the premises

I acquired a leasehold flat in Rossett, conveyancing was carried out November 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Rossett with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2095

With just 76 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do 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 you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.