I was informed yesterday by my financial adviser that my Seaton and Hartley the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I check?

You need to contact your Seaton and Hartley lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may recommend you to a Seaton and Hartley conveyancing practice that is on the approved list of lawyers for your mortgage company.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Seaton and Hartley is the location of the property. What do you suggest?

Flying freeholds in Seaton and Hartley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seaton and Hartley you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seaton and Hartley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Is it simple use the search tool to locate a conveyancing practitioner in Seaton and Hartley on the approved list for my lender?

1st select a mortgage company such as National Westminster Bank, Norwich and Peterborough Building Society or Bank of Ireland then specify your location such as Seaton and Hartley. Conveyancing practices in Seaton and Hartley and further afield will then be identified.

My father has recommend that I use his conveyancers in Seaton and Hartley. Do I follow his advice?

No doubt the ideal way to select a conveyancing lawyer is to have recommendations from friends or family who have previously instructed the conveyancer you're are thinking of instructing.

Having had my offer accepted I require leasehold conveyancing in Seaton and Hartley. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Seaton and Hartley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a 1st floor flat in Seaton and Hartley, conveyancing formalities finalised in 2008. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Seaton and Hartley with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease ends on 21st October 2081

With only 56 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.