I had intended to instruct a conveyancing solicitor in Yate for our house move. Our financial adviser informed us that our bank The Mortgage Works won't deal with them. Surely this is unduly restrictive?

Pre- 2008 most lenders had a different appetite for risk. Almost all Yate 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: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms about their operations and their employees and set certain criteria such a completing on a minimum amount of conveyancing. Many Yate 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. Yate is amongst the thousands of areas where the lawyers showing on our search results are on the panel for The Mortgage Works.

Does a directory service exist listing Principality panel conveyancers in Yate on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable online. If you are looking for a Yate solicitor on the Principality please use our tool.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Yate building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Yate conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Your lawyer must follow the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Coventry BS have agreed my home loan in principle, my offer on a house in Yate has been agreed to, what happens next?

The estate agent will wish to be advised as to your conveyancer's details (be sure the property lawyers are on the lender’s approved list). Call up Coventry BS or the broker and finish off any relevant forms. Coventry BS will sellect a valuer who will get in touch with the selling agent or owners to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Coventry BS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Yate.

I moved into my house on 1 October and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Yate advises it should be dealt with in less than a month. Are transfers in Yate uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Yate registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. As of today approximately 80% of submission are fully dealt with within two weeks but occasionally there can be extensive delays. Historically registration takes place after the buyer has moved in to the property so an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

My husband and I are 18 days into a leasehold purchase having been recommend to solicitors by the selling agent to perform conveyancing in Yate. I am am very frustrated with the quality of service. Can you you assist me in finding new conveyancers?

They would need to be really poor in order to consider diss instructing them. Has your loan offer been generated? If so you must inform them of the replacement lawyer and ensure the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid added expenses and complications. So that should be your first question of the new conveyancers. The find a solicitor tool can assist you in finding a lender approved conveyancer for your conveyancing in Yate

I want to sublet my leasehold apartment in Yate. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Notwithstanding that your previous Yate conveyancing lawyer is not around you can review your lease to see if it allows you to sublet the premises. The rule is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet in the absence of first obtaining consent. The consent is not allowed to be unreasonably turned down. If your lease prohibits you from letting out the property you should ask your landlord for their consent.

I acquired a ground floor flat in Yate, conveyancing was carried out in 2003. Can you work out an approximate cost of a lease extension? Corresponding flats in Yate with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease terminates on 21st October 2092

With only 67 years unexpired we estimate the price of your lease extension to be between £10,500 and £12,000 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.