We are buying a 2 bedroom apartment in Wombourne with a mortgage. We like our Wombourne solicitor, however the lender says he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Wombourne as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to insist that the mortgage company use our Wombourne ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Wombourne conveyancing lawyer to apply to be on the conveyancing panel.

I require conveyancing for a flat in a fairly new development (five years old) in Wombourne. The vast majority the appartments have already been sold. Is it strictly necessary to order conveyancing searches for my conveyancing in Wombourne?

If you are buying a property with the assistance of a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Wombourne conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to another solicitor for your conveyancing in Wombourne.

Completion of my remortgage has taken place for my property in Wombourne. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being difficult. The Wombourne solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

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

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

I am buying my first flat in Wombourne with the aid of help to buy. The builders would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my solicitor about the deal as it will put at risk my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Jane (my partner) and I may need to sub-let our Wombourne ground floor flat temporarily due to taking a sabbatical. We used a Wombourne conveyancing firm in 2001 but they have closed and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your last Wombourne conveyancing lawyer is no longer available you can check your lease to see if you are permitted to let out the apartment. The rule is that if the lease is silent, subletting is permitted. There may be a precondition that you must seek permission via your landlord or some other party in advance of subletting. The net result is you not allowed to sublet without prior consent. Such consent should not be unreasonably turned down. If your lease does not allow you to sublet you should ask your landlord for their consent.

I own a 1st floor flat in Wombourne, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Wombourne with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 50

With just 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account 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.