Two weeks ago we had a mortgage agreed in principle with Santander. Westbourne conveyancing practitioners were appointed. How long does it take for Santander to send the offer to the solicitor?

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

I am expecting a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Westbourne solicitors on the Principality conveyancing panel, or is it better to go independently?

You will need to appoint Westbourne solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I was told three weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Westbourne is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

My relative suggested that where I am purchasing in Westbourne I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes quoted for as part of the standard Westbourne conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Westbourne 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 demographics 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 Westbourne.

I opted to have a survey carried out on a house in Westbourne before appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not issue a mortgage on this type of property.

It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Westbourne. Conveyancing will be smoother if you use a solicitor in Westbourne especially if they are familiar with such properties in Westbourne.

Am I right to be suspicious that 3rd parties that I am dealing with are suggesting an internet conveyancing firm rather than a local Westbourne conveyancing practice?

As is the case with many service providers, often referrals from connections can be very helpful. But there are many players in a conveyancing matter; estate agents, mortgage brokers and banks may recommend conveyancers to select. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You have the right to select your own lawyer. Don't forget that most banks specify a panel list of law firms you are obliged to use for the mortgage related work in your house move.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great figure which is making it more attractive. I have just found out that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Westbourne. Conveyancing advisers have not yet been instructed. Will they explain the issues?

Most houses in Westbourne are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Westbourne in which case you should be looking for a Westbourne conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor will report to you on the legal implications.

I own a 2 bed flat in Westbourne, conveyancing having been completed in 1998. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Westbourne with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2080

With only 56 years unexpired we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as professional fees.

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 due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.