Much to our surprise we have been advised by our financial adviser that my Sowerby Bridge solicitor is not on the lender Conveyancing panel. How can I be certain if this is indeed the case?

You need to call your Sowerby Bridge conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

I used Wolstenholmes several years ago for my conveyancing in Sowerby Bridge. I now require my papers but the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sowerby Bridge of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying my first flat in Sowerby Bridge benefiting from help to buy. The builders would not move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my solicitor about this deal as it will adversely affect my loan with the bank. 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.

Am I right to be wary about estate agents that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Sowerby Bridge conveyancing company?

As is the case with lots of professional services, often recommendations from relatives can be very helpful. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest solicitors to instruct. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the right to appoint your own conveyancer. However, bear in mind that most banks specify a panel list of conveyancers you have to use for the mortgage related work in your house move.

I only have 72 years left on my lease in Sowerby Bridge. I need to get lease extension but my landlord is can not be found. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the freeholder. For most situations an enquiry agent should be helpful to carry out a search and to produce a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Sowerby Bridge.

I am the registered owner of a studio flat in Sowerby Bridge, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Sowerby Bridge with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease runs out on 21st October 2093

With only 68 years left to run the likely cost is going to be between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.