My husband and I wish to acquire a purpose built apartment in Abridge with a mortgage from Lloyds TSB Bank.We like our Abridge conveyancing practitioner but Lloyds TSB Bank informed us she’s not on their approved list of firms. It seems we have little choice but to instruct a Lloyds TSB Bank panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage offered to you contains terms and conditions, one of which will be that lawyers needs to be on the Lloyds TSB Bank approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Lloyds TSB Bank

I have been told by my lawyer that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Abridge?

The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such policies.

When it comes to lenders such as Clydesdale, do Abridge solicitors face a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being difficult. The Abridge solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.

How does conveyancing in Abridge differ for newly converted properties?

Most buyers of new build premises in Abridge approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Abridge usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Abridge or who has acted in the same development.

I decided to have a survey done on a property in Abridge ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold home.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Abridge. Conveyancing may be slightly more expensive based on your lender's requirements.

After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Abridge. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most definitely. We are happy to put you in touch with a Abridge conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Abridge residence is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case affected 2 flats. The unexpired lease term was 69.26 years.

What are the frequently found problems that you encounter in leases for Abridge properties?

Leasehold conveyancing in Abridge is not unique. All leases are drafted differently and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall

You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Barnsley Building Society, and Clydesdale all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to pull out.