My wife and I are looking to acquire a house in Tadcaster and have appointed a Tadcaster conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Halifax have this evening contacted us to inform me that there is now an issue as our Tadcaster conveyancer is not on their conveyancing panel. Is this a problem?

When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Tadcaster solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

Due to the advice of my in-laws I had a survey completed on a property in Tadcaster prior to instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders tend not issue a loan on such a house.

It varies from the lender to lender. Lloyds has different requirements from Halifax. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tadcaster. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tadcaster to see if the conveyancing will be more expensive.

What tools are available to identify a Tadcaster solicitor on the Virgin Money conveyancing panel? I have wheels and am happy to travel upto 25miles to meet the solicitor.

Feel free to make use of the search on this page. Please pick a mortgage company and your location and you will see a number of Tadcaster conveyancing lawyers based on proximity. We have listed some Tadcaster conveyancing firms towards the end of this page and you can ring them to check whether they are on the Virgin Money member panel

I am hoping to complete next month on a leasehold property in Tadcaster. Conveyancing solicitors assured me that they report fully on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Tadcaster should include some of the following:

You should know whether the lease permits you to change or improve anything in the property- you should be made aware as to whether any restrictions applies to all alterations or limited to structural alteration, and whether permission is required The physical extent of the demise. This will be the apartment itself but could also include a roof space or cellar if applicable. The unexpired lease term. You should receive guidance as what happens when the lease expires, and informed of the importance of not letting the lease term falling below eighty years Repair and maintenance of the property Alterations to the flat

I am the registered owner of a split level flat in Tadcaster, conveyancing formalities finalised May 1997. Can you work out an approximate cost of a lease extension? Comparable properties in Tadcaster with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease terminates on 21st October 2084

With just 59 years left to run we estimate the price of your lease extension to range between £20,900 and £24,200 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

To what extent are Tadcaster conveyancing solicitors under an obligation to the Law Society to supply clear conveyancing figures?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Tadcaster or across England and Wales.