We previously instructed conveyancers locally in Dinnington on the Leeds Building Society solicitor panel. They are now charging me an additional sum for handling the Leeds Building Society mortgage. Is this an additional conveyancing fee specified by Leeds Building Society?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. The charge is not dictated by Leeds Building Society but by your Dinnington property lawyer. Numerous firms on the Leeds Building Society panel will charge ’dealing with mortgage’ fee and others do not.

My wife and I have organised the release of further funds on our home loan from Coventry BS as we intend to carry out renovations to our house in Dinnington. Do we need to appoint a high street Dinnington solicitor on the Coventry BS conveyancing panel to deal with the paperwork?

Coventry BS would not normally instruct a member of their conveyancing panel 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 Coventry BS list.

Completion of my purchase has taken place for my property in Dinnington. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Due to the encouragement of my in-laws I had a survey completed on a property in Dinnington in advance of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some banks tend refuse to grant a mortgage on a flying freehold house.

It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dinnington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dinnington to see if the conveyancing will be more expensive.

We are 17 days into a residential purchase having been directed to a firm by the local agent to handle our conveyancing in Dinnington. I am am starting to be dissatisfied with the level of service. Could you help me find new solicitors?

They would need to be very bad in order to consider replacing them. Has your mortgage offer been issued? In the event that it has you will need to advise them of the replacement conveyancer and ensure the loan are issued to the new lawyers. Your conveyancer needs to be on the banks approved list to avoid added costs and complications. So that should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a lender approved solicitor for your home move in Dinnington

We expect to complete the disposal of our £450,000 apartment in Dinnington next week. The managing agents has quoted £360 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Dinnington?

For the majority of leasehold sales in Dinnington conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing pre-exchange questions Where consent is required before sale in Dinnington Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Dinnington leasehold property is £350. For Dinnington conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I bought a 1st floor flat in Dinnington, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Dinnington with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2081

You have 56 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

Should local authority permission be needed to split a house into two appartments in Dinnington? This has taken place to a house opposite to a relative in Dinnington and was ignorant of the conversion until it was complete.

Planning consent is required for splitting a single house in Dinnington into flats but possibly not for reverting once again to single dwelling-house so, in answer to your question, yes,a it is required.