Unfortunately I am unable to travel far from Ambleside. I would like to know the understand why all Ambleside solicitors are not on all mortgage company panels?

Banks highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It resulted in lenders purging a number of firms off their official list of approved conveyancing practitioners .

In scouring mumsnet.com for a conveyancing solicitor in Ambleside, many post that I should use a CQS kitemarked lawyer. What is CQS?

Ambleside Conveyancing Quality Scheme practices have been granted certification under the Law Society's Scheme (CQS) The Law Society created CQS to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify solicitor firms that provide a quality residential conveyancing. Ambleside is one of locations in England and Wales in which accredited firms have a presence. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.

I happen to be the single recipient of my late mum's will and I have everything in my name now, including the my former home in Ambleside. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in November. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view banks take of it, depend on the bank as this provision is primarily there to identify the purchase and immediately sell or the quick reselling of property.

We are getting the release of further monies on our mortgage from Yorkshire BS as we want to carry out a loft conversion to our house in Ambleside. Do we need to select a local Ambleside solicitor on the Yorkshire BS conveyancing panel to deal with the legals?

Yorkshire BS would not normally instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.

Completion of my remortgage has taken place for my property in Ambleside. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

We're novice buyers - agreed a price, but the estate agent advised that the vendor will only go ahead if we instruct the agent's chosen lawyers as they need a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Ambleside

We suspect that the owner is unaware of this demand. If they want ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Try to communicate with the vendors directly and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you intend to instruct your preferred Ambleside conveyancing lawyers - not the ones that will earn the estate agent a referral fee or hit his conveyancing figures demanded by HQ.

What makes a Ambleside lease unacceptable for security purposes?

There is nothing unique about leasehold conveyancing in Ambleside. All leases are individual and drafting errors can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations Maintenance charge proportions which don’t add up to the correct percentage

You may 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. Lloyds TSB Bank, The Royal Bank of Scotland, and Clydesdale all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.

I own a leasehold flat in Ambleside, conveyancing formalities finalised 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Ambleside with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2093

With 69 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.