We are purchasing a 3 bedroom flat in Stoke Gifford with a mortgage. We like our Stoke Gifford conveyancer, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Stoke Gifford solicitor and pay for one of their panel firms to represent them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Stoke Gifford conveyancing solicitor to apply to be on the conveyancing panel.

Are the BSA intent on creating a search tool with a view to to identify law firms on the Darlington Building Society conveyancing panel for instance in Stoke Gifford?

We are not aware of any plans on the part of the BSA to develop such a register.

Have just purchased a probate house at auction in Stoke Gifford. Conveyancing is necessary. What are my next steps?

Now that you have exchanged you must find a conveyancing practitioner as a matter of priority as you now have a fast approaching deadline in which to complete the purchase. Every auction property will have a bespoke legal pack. This will likely include most,if not all of the paperwork that your lawyer requires. In the case of leasehold property the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You should pass this on to the lawyer instructed by you at the earliest opportunity. You also need to ensure that your finances are organised to complete on the date specified in the contract.

We are buying a detached bungalow in Stoke Gifford. The intention is to carry out a loft conversion at the property.Will legal conveyancing on the property include enquiries to ascertain if these works are permitted?

Your property lawyer will review the registered title as conveyancing in Stoke Gifford can on occasion reveal restrictions in the title deeds which prevent categories of changes or need the permission of another owner. Many extensions require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I have been told by my lawyer that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Stoke Gifford?

The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.

I have been on the look out for a flat up to £235,500 and found one near me in Stoke Gifford I like with amenity areas and transport links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Stoke Gifford suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a mortgage that many years may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

I am on look out for some leasehold conveyancing in Stoke Gifford. Before I get started I require certainty as to the number of years remaining on the lease.

If the lease is registered - and 99.9% are in Stoke Gifford - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a studio flat in Stoke Gifford, conveyancing formalities finalised September 1999. How much will my lease extension cost? Comparable properties in Stoke Gifford with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2085

With 61 years unexpired we estimate the premium for your lease extension to span between £19,000 and £22,000 plus legals.

The figure that we have given is 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 other issues 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.