I have just been advised by my estate agent that my Turvey property lawyer is not on the bank Solicitor panel. How can I be certain that this is indeed the case?

The best course of action for you to take is to call your Turvey lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Turvey conveyancing firm that is on the approved list of lawyers for your mortgage company.

I had intended to instruct a conveyancing solicitor in Turvey for our house purchase. Our broker has since notified us that our bank Barnsley Building Society won't deal with them. Why is this not regarded as unduly restrictive?

A decade ago most banks had a different appetite for risk. Almost all Turvey conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms about their operations and their employees and establishing certain criteria such a completing on a minimum number of transactions. Many Turvey conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Turvey is amongst the thousands of locations where the lawyers we recommend are on the panel for Barnsley Building Society.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Turvey is where the house is located. Can you offer any assistance?

Flying freeholds in Turvey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Turvey you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Turvey may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My husband and I are novice buyers - agreed a price, but the property agent has warned us that the owners will only issue a contract if we instruct their recommended lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor who is accustomed to conveyancing in Turvey

It is unlikely the sellers are driving this. If they require ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Bypass the agents and go straight to the sellers and make sure they understand (a)you are serious buyers (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your preferred Turvey conveyancing lawyers - not the ones that will earn their estate agent a commission or achieve conveyancing targets pre-set by HQ.

Back In 2002, I bought a leasehold flat in Turvey. Conveyancing and Coventry Building Society mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Turvey who acted for me is not around. Do I pay?

First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Turvey conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a 2 bed flat in Turvey, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Turvey with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2088

With 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 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 without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.