Are the Derby conveyancing solicitors identified as being on the Aldermore conveyancing panel, together with their details provided by Aldermore?

Derby conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.

In reading mumsnet.com for an affordable solicitor in Derby, many say that I must use a CQS accredited lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Derby is one of the numerous areas in England and Wales where there are Accredited solicitors.

What is the difference between a licensed conveyancer and conveyancing solicitor in Derby

There are many recorded licenced Conveyancers in Derby and Solicitor firms in Derby to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We are purchasing a 4 bedroom semi-detached house in Derby. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to see if these alterations are prohibited?

Your solicitor will review the registered title as conveyancing in Derby can occasionally reveal restrictions in the title deeds which prevent certain changes or require the consent of another owner. Many extensions require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

We are getting a further advance on our home loan from Leeds Building Society as we intend to conduct renovations to our house in Derby. Do we need to choose a bricks and mortar Derby solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?

Leeds Building Society don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.

I am purchasing my first flat in Derby with a mortgage from Halifax. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about this deal as it could impact my loan with Halifax. 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.

My partner and I may need to let out our Derby basement flat for a while due to a career opportunity. We used a Derby conveyancing firm in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Derby do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I purchased a studio flat in Derby, conveyancing having been completed in 1997. How much will my lease extension cost? Similar properties in Derby with over 90 years remaining are worth £176,000. The ground rent is £50 per annum. The lease ceases on 21st October 2105

You have 80 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to 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.