My wife and I have recently appointed a conveyancing solicitor in St Margarets. I need to find out if they are on the TSB conveyancing panel. Can you assist?

The first thing you should do is call the lawyer and enquire whether they are on the lender panel. Otherwise please call TSB who may be able to assist.

We have a mortgage agreed in principle with Coventry BS. St Margarets conveyancing practitioners were selected. How long does it take for Coventry BS to forward the offer to the lawyer?

Some lenders take longer than others. Have Coventry BS done the valuation? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We have agreed to purchase a house in St Margarets. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?

Given that you are obtaining a mortgage with Barclays your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to St Margarets.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a St Margarets conveyancer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I have been on the look out for a leasehold apartment up to £235,500 and found one close by in St Margarets I like with amenity areas and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in St Margarets for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage that many years may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

I today plan to offer on a house that seems to be perfect, at a great price which is making it more attractive. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in St Margarets. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in St Margarets ?

The majority of houses in St Margarets are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in St Margarets in which case you should be looking for a St Margarets conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to carry out alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should advise you fully on all the issues.

I am the leaseholder of a ground-floor 1960’s flat in St Margarets. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?

Absolutely. We are happy to put you in touch with a St Margarets conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a St Margarets residence is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case affected 1 flat. The remaining number of years on the lease was 60.45 years.

I have just had an offer accepted on an apartment in St Margarets and the mortgage adviser that we are dealing with suggested his lawyer. He quoted £800 plus VAT and disbursements. Does this sound like a good deal?

Don't just go on one estimate. One should obtain like-for-like quotes for your conveyancing in St Margarets. Then choose one that you trust and crucially, is on the approved list of the mortgage company that you are sourcing your mortgage from.