My husband and I are purchasing a 3 bedroom flat in Albrighton with a mortgage. We like our Albrighton lawyer, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Albrighton conveyancing practitioner and pay for one of their panel lawyers to represent them. We consider that this is inequitable; can we not insist that the mortgage company use our Albrighton property lawyer ?

No, not really. 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 Albrighton conveyancing lawyer to apply to be on the conveyancing panel.

We are planning to purchase with Darlington Building Society. We have called around locally but cant to find a Albrighton conveyancing firm on the Darlington Building Society panel. Please you help?

You should make use of the search tool on this site. Please choose the mortgage company and type Albrighton or your preferred area and you will be presented with numerous conveyancers offices in Albrighton or nearest you.

How do I use the search tool to find a conveyancing solicitor in Albrighton on the approved list for my mortgage?

Step one is to pick a bank such as Santander, Coventry Building Society or Alliance & Leicester then type in your location a common one being Albrighton. Conveyancing organisations in Albrighton and nationally should be identified.

I wish to rent out my leasehold apartment in Albrighton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

A lease dictates relations between the freeholder and you the leaseholder; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Albrighton do not contain subletting altogether – such a provision would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I acquired a studio flat in Albrighton, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Albrighton with an extended lease are worth £191,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2078

With 54 years remaining on your lease the likely cost is going to be between £32,300 and £37,400 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

Am in the process of purchasing my 1st home in Albrighton. Conveyancing solicitor already selected. The broker suggested that a survey is not appropriate as the property is just fifteen years old.

As the bare minimum you need a Home Buyer's Report. Given the residence was constructed more than a decade ago the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could suffice. They will highlight any apparent problems and recommend further investigation if relevant. If there are any signs of problems obtain a full structural survey.