My financial adviser has asked me for my Doncaster law firm’s panel reference for the HSBC conveyancing panel. What is the best way to find this out. I have called my local Doncaster branch but they don't know it.

You are best placed to get this information from your Doncaster property lawyer . Most Doncaster conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Two weeks ago we had a mortgage agreed in principle with Kent Reliance. Doncaster conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?

Some lenders take longer than others. Have Kent Reliance conducted the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The formalities of my purchase has taken place for my property in Doncaster. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Doncaster solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Doncaster postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Doncaster.

It has been four months following my purchase conveyancing in Doncaster concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Doncaster differ for new build properties?

Most buyers of new build premises in Doncaster approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because developers in Doncaster typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Doncaster or who has acted in the same development.

I am attracted to a couple of flats in Doncaster both have approximately fifty years unexpired on the lease term. Do I need to be concerned?

There are no two ways about it. A leasehold flat in Doncaster is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the marketability of the property. The majority of purchasers and mortgage companies, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Doncaster conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Doncaster - Sample of Questions you should consider Prior to buying

The majority of Doncaster leasehold properties will be liable to pay a service charge for the upkeep of the block invoiced by the management company. If you acquire the flat you will have to pay this liability, normally periodically during the year. This may vary from two or three hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a rentcharge for you to pay yearly, this is usually not a large amount, say around £25-£75 but you should to enquire it because occasionally it can be surprisingly expensive. What is the service charge and ground rent on the apartment? You will want to find out as much as you can concerning the managing agents as they can either make living at the property much simpler or much more difficult. Being a leasehold owner you are often at the mercy of the managing agents from a financial perspective and when it comes to day to day matters such as the cleanliness of the common parts. Enquire of other tenants if they are happy with them. On a final note, be sure you know the dates that you are obliged pay the service charge to the relevant party and specifically what you get for your money.