I am selling my house in Brixworth and the estate agent has just telephoned to advise that the buyers are changing their conveyancer. The reason given is that the lender will only work with property lawyers on their conveyancing panel. Why would a big named mortgage company only work with specific solicitors rather the firm that they want to select to handle their conveyancing in Brixworth ?

UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lending institutions blame a rise in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

How can we know in advance if a Brixworth conveyancing solicitor on the Principality panel is any good?

When it comes to conveyancing in Brixworth seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.

I can not work out if my bank requires a lease extension. I have telephoned my Brixworth building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Brixworth conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend in accordance with their published requirements. Who do I believe?

Provided that the conveyancer is on the bank approved list, she or he must follow the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Lloyds have agreed my home loan in principle, my bid on a property in Brixworth has been accepted, what are the next steps?

Your property agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s approved list). Contact Lloyds or your broker and complete any outstanding documentation. Lloyds will instruct a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Lloyds will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Brixworth.

My wife and I own a semi-detached Georgian property in Brixworth. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brixworth and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing solicitor who conducted the work.

I am buying a new build house in Brixworth with a loan from Coventry Building Society. The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about the side-deal as it will impact my loan with the bank. Is this normal?.

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 just appointed agents to market my basement flat in Brixworth. Conveyancing is yet to be initiated, but I have just had a yearly service charge demand – Do I pay up?

The sensible thing to do is pay the invoice as usual because all rents and service charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a garden flat in Brixworth, conveyancing having been completed in 2009. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Brixworth with over 90 years remaining are worth £265,000. The ground rent is £50 yearly. The lease terminates on 21st October 2101

With only 76 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.