Unfortunately I am unable to travel far from Winterton. I would like to know the understand why all Winterton solicitors aren't automatically on all bank panels?

Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in banks and building societies pruning a number of firms from their official list of approved conveyancers .

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Winterton is where the house is located. Can you shed any light on this issue?

Flying freeholds in Winterton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Winterton you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Winterton may determine 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.

Is it possible to transfer to a new firm as I have to find one who is on the Nottingham Building Society conveyancing panel. I hired a high street conveyancing solicitor in Winterton round the corner but she is not approved by Nottingham Building Society

It would be our pleasure to help you select a conveyancing solicitor in Winterton on the Nottingham Building Society panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Winterton. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Winterton.

Do you have any advice for leasehold conveyancing in Winterton from the point of view of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Winterton can be reduced where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the purchasers’ representatives.
If you have had any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be concerned about purchasing a flat where a dispute is unsettled. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic rather than ongoing. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Winterton leases often stipulate that internal structural changes or laying down wooden flooring require a licence issued by the Landlord consenting to such alterations. If you fail to have the consents to hand you should not contact the landlord without contacting your solicitor in advance. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share document. Obtaining a replacement share certificate can be a time consuming process and slows down many a Winterton conveyancing deal. If a reissued share certificate is required, do contact the company director and secretary or managing agents (where applicable) for this sooner rather than later.

I own a leasehold flat in Winterton, conveyancing having been completed in 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Winterton with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2075

You have 51 years left to run we estimate the premium for your lease extension to range between £30,400 and £35,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

When it comes to my conveyancing in Winterton should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Winterton conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.