we are a couple who are buying a 3 bedroom flat in Silverton with a mortgage from National Westminster Bank.We like our Silverton conveyancing practitioner but National Westminster Bank says his firm is not on their approved list of member firms. we are left little option but to use a National Westminster Bank panel solicitor or retain our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that National Westminster Bank use our lawyer?

No, not really. The mortgage offered to you is subject to its various provisions, a common one being that lawyers must be on the National Westminster Bank conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for National Westminster Bank

five months have elapsed since my purchase conveyancing in Silverton concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. 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.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Silverton is the location of the property. Is there any advice you can give?

Flying freeholds in Silverton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Silverton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Silverton may decide 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 property.

Is it simple use your search facility to find a conveyancing solicitor in Silverton on the panel for my bank?

First select a mortgage company such as Lloyds TSB Bank, Chelsea Building Society or Alliance & Leicester then specify your preferred area for example Silverton. Conveyancing firms in Silverton and further afield will then be shown.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have since found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Silverton. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

Most houses in Silverton are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Silverton in which case you should be shopping around for a Silverton conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’sconsent to carry out alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your solicitor will report to you on the legal implications.

I own a garden flat in Silverton, conveyancing having been completed 7 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Silverton with a long lease are worth £202,000. The ground rent is £60 yearly. The lease ceases on 21st October 2081

With only 57 years left to run we estimate the price of your lease extension to span between £28,500 and £33,000 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.