We just had an offer accepted to purchase with Melton Mowbray Building Society. We have called around locally but cant to find a Spalding conveyancing firm on the Melton Mowbray Building Society approved list. Could you help?

Feel free to take advantage of the search tool on this web page. Pick the lender and type Spalding or your location and you will discover numerous solicitors based in Spalding or by proximity to you.

I'm the only beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Spalding. The Spalding property was put into my name in October. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my property ownership will be considered the same way as if I'd bought the property in October. Is the property unsalable for six months?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view mortgage companies take of it, depend on the lender as this provision is chiefly there to identify subsales or the wholesaling and assigning of property.

Is it the case that all Spalding CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?

It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

The mortgage over my property is with Lloyds for my property in Spalding. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?

Lloyds must be informed of your intention before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.

I am looking for a flat up to £195,000 and found one round the corner in Spalding I like with a park and station in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Spalding suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

My husband and I may need to let out our Spalding ground floor flat for a while due to a career opportunity. We used a Spalding conveyancing practice in 2003 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A lease governs relations between the freeholder and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Spalding do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I acquired a 1st floor flat in Spalding, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Spalding with a long lease are worth £216,000. The ground rent is £50 per annum. The lease ceases on 21st October 2094

You have 69 years unexpired we estimate the price of your lease extension to span between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

My father completed his conveyancing in Spalding 9 years ago. He has got married, divorced and has recently remarried. He now wishes to dispose of the Spalding property. I think he will just be need to supply copies of the marriage certificates to the conveyancing practitioner however he is anxious it will frustrate the conveyancing. Is it worth updating the land title documents for the property?

The is no need to bring up to date the title for the property providing you have the proof required to show how the change of name resulted.

Any purchaser’s property lawyer will examine the registered details and ask for evidence to establish the name change for example marriage certificates.