My wife and I are approaching an exchange on a flat in Tickhill and my parents have transferred the ten percent deposit to my lawyer. I am now informed that as the deposit has not arrived from me my conveyancer needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?

Your conveyancing practitioner is obliged to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

I can see plenty of here regarding conveyancing in Tickhill but can you isolate your top tip for appointing the right conveyancer in Tickhill

Do not opt for the lowest Tickhill conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Are all Tickhill Conveyancing Quality Solicitors on the RBS conveyancing panel?

It is true that some banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is 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 join their panels.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Tickhill property lawyer on the TSB panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

A colleague suggested that where I am purchasing in Tickhill I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally quoted for as part of the standard Tickhill conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Tickhill around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Tickhill.

I am looking for a leasehold apartment up to £195,000 and identified one near me in Tickhill I like with a park and railway links nearby, however it's only got 61 years on the lease. I can't really find anything else in Tickhill suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a mortgage the shortness of the lease will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

Can you offer any advice when it comes to choosing a Tickhill conveyancing practice to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Tickhill conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Tickhill conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

Can they put you in touch with clients in Tickhill who can give a testimonial?

I own a split level flat in Tickhill, conveyancing having been completed 5 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Tickhill with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2088

With just 63 years left to run we estimate the price of your lease extension to range between £16,200 and £18,600 as well as legals.

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