My wife and I are intent on buying a leasehold flat in Yoxall. My property lawyer has never been on on the mortgage company approved panel. Can I still use my Yoxall conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?

One will need to instruct a conveyancer to deal with the formalities when you take out a loan to buy your property. They will carry out all the relevant due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. One can select a Yoxall conveyancing practitioner of your choice. Nevertheless, where the solicitor appointed is not on the mortgage company approved list additional fees will arise as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so where your solicitor has not in the past sought membership they should take the chance to apply.

We are buying a flat in Yoxall. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We previously appointed conveyancing lawyers located in Yoxall on the HSBC solicitor panel. They are now charging me a separate sum for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?

As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. This charge is not dictated by HSBC but by your Yoxall conveyancer. Some firms on the HSBC panel will levy ’dealing with mortgage’ fee and others do not.

We expect to receive a DIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Yoxall solicitors on the Aldermore conveyancing panel, or is it better to go independently?

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

I'm buying my first flat in Yoxall benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about this extras as it would put at risk my mortgage with Bank of Scotland. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I have been sourcing a conveyancing solicitor in Yoxall for my house move. Is it possible to check a firm’s complaints history with the profession’s regulator?

Members of the public can read presented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.

Can you offer any advice when it comes to appointing a Yoxall conveyancing practice to deal with our lease extension?

When appointing a solicitor for lease extension works (regardless if they are a Yoxall conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Yoxall conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

If the firm is not ALEP accredited then what is the reason? How experienced is the practice with lease extension legislation?

I acquired a studio flat in Yoxall, conveyancing having been completed half a dozen years ago. 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 flats in Yoxall with an extended lease are worth £255,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2099

With 73 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.