My wife and I are due to complete buying a house in Sneinton but as a result of damage from a small fire at the property I have managed to agree recompense from the current proprietors of £3k taking the form of a deduction in the price. This was going to be dealt with as part of a side agreement but Santander are not allowing this. Why were they involved?

Your solicitor that is on the Santander conveyancing panel is duty bound to inform Santander of any amendments to the purchase price. If you were to refuse your property lawyer to notify the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Sneinton.

There is lots of information on this site regarding conveyancing in Sneinton but can you isolate your top tip for appointing the right conveyancer in Sneinton

We would encourage you not to base your choice on the lowest Sneinton conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

When it comes to mortgage companies such as Nottingham, do Sneinton property lawyers have to pay a fee to be on the conveyancing panel?

We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

We expect to receive a DIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Sneinton solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Sneinton solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Sneinton is the location of the property. What do you suggest?

Flying freeholds in Sneinton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sneinton you would need to get your solicitor to go 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 Sneinton 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 residence.

What are your top tips when it comes to finding a Sneinton conveyancing firm to deal with our lease extension?

If you are instructing a solicitor for your lease extension (regardless if they are a Sneinton conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Sneinton conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

Can they put you in touch with clients in Sneinton who can give a testimonial?

I purchased a leasehold flat in Sneinton, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Sneinton with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2093

You have 68 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

My wife and I are acquiring a ground floor flat in Sneinton. When we first instructed conveyancing practitioner, they said that they were on all major UK mortgage company panels. Our financial adviser contacted us today to advise that they are not on the Coventry BS approved list. Were it to be true, what should we do? Should we simply choose a different conveyancing practitioner that is on their panel or should we pay for dual representation, with Coventry BS selecting their own preferred lawyer.

Where you are purchasing a property needing a mortgage it is usual for the purchaser’s lawyers to also act for the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the lawyer has to fulfill. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Coventry BS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Coventry BS's conveyancing panel and you may continue to use your own Sneinton solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.