I have given 8 weeks notice to my current landlord and have to leave my rented property in Bowthorpe by the end of next month. Conveyancing on my purchase is progressing. Is it possible to complete in six weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not give notice on a rental until your lawyer suggests that you should. If you have not already done so, speak to your conveyancer and request that they apply pressure on the owners side, try to get a realistic time scale from them that everyone will work to achieve

We had instructed conveyancing lawyers with offices in Bowthorpe on the Bank of Ireland solicitor approved list. They have just invoiced me a further fee for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your conveyancer can levy a fee for this. The charge is not set by Bank of Ireland but by your Bowthorpe conveyancing practitioner. Plenty of firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee and others do not.

I am purchasing a property in Bowthorpe. One unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Lloyds your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum conditions for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Bowthorpe.

Yorkshire BS have agreed my home loan in principle, my offer on a flat in Bowthorpe has been agreed to, now what?

The property agent will want to be informed of your lawyer's details (make sure the conveyancing practitioners are on the bank’s panel). Telephone Yorkshire BS or your broker and complete any outstanding paperwork. Yorkshire BS will sellect a valuer who will get in contact with the selling agent or vendor to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Yorkshire BS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bowthorpe.

Should I be concerned that brokers that I am dealing with are recommending a factory type conveyancing firm rather than a local Bowthorpe conveyancing practice?

As with lots of service providers, often referrals from relatives can be most helpful. But there are numerous parties with a vested interest in a conveyancing deal; estate agents, financial adviser and lenders may suggest conveyancers to retain. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You have the discretion to appoint your preferred lawyer. However, bear in mind that many banks operate an approved list of conveyancers you must use for the lender related work in your home move.

I am intending to let out my leasehold apartment in Bowthorpe. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

A lease dictates relations between the freeholder and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Bowthorpe do not contain subletting altogether – such a clause would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I purchased a 1 bedroom flat in Bowthorpe, conveyancing having been completed March 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Bowthorpe with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2103

You have 79 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. 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 clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

My solicitors in Bowthorpe have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.