My Yelverton conveyancer has identified an inconsistency between the assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor has advised that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach legitimate?

Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Is there a reason why leasehold purchase conveyancing in Yelverton costs more?

In summary, leasehold conveyancing in Yelverton and elsewhere usually involve extra work compared to freehold transactions. This includes lease investigation, communicating with the landlord about serving appropriate notices, procuring current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.

We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would prefer to instruct a Yelverton based conveyancing firm?

Do check but the chances are that allocate you one of their panel lawyers if you want the "fee-free" offer. Speak to the mortgage company to check if they offer you a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Yelverton.

My wife and I may need to rent out our Yelverton 1st floor flat for a while due to a new job. We instructed a Yelverton conveyancing practice in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Yelverton do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I invested in buying a 2 bed flat in Yelverton, conveyancing was carried out 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Yelverton with a long lease are worth £216,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2092

You have 69 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

My brother mentioned that before choosing a conveyancing lawyer they need approved by your bank. It happens to be my first house move but I have an offer in principle from Virgin Money and I already have a local conveyancing lawyer in Yelverton at the ready. Can Santander require an approved lawyer to be used? If so, where can I find that list so I can appoint a conveyancing solicitor in Yelverton?

You need to choose a solicitor that is on the Santander panel. Simply ring your preferred Yelverton conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a couple of choices available to you here:

• Complete the purchase with your chosen Yelverton conveyancing practitioner but Santander will no doubt instruct a solicitor on their approved list. The net result is additional cost and likely delay.
• Get a fresh conveyancing practitioner to conduct the conveyancing, obviously checking they are on the Santander conveyancing panel.
• Convince your property lawyer to pull out all the stops to get listed on the Santander conveyancing panel.