The Glastonbury conveyancing firm handling our Glastonbury conveyancing has identified a difference when comparing the information in the home valuation report and what is in the title deeds. My lawyer says that he must ensure that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s approach appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I have a mortgage with RBS for my property in Glastonbury. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?

RBS must be informed of your intention in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel lawyer.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Glastonbury building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Glastonbury conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your conveyancing practitioner must follow the CML Handbook section two conditions for your bank. 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

After months of negotiation I have agreed a price on an apartment in Glastonbury. My financial adviser suggested a conveyancer. I paid an on account payment of £225. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am looking into buying my first house which is in Glastonbury and I am already nervous. I couldn't find anything specific about Glastonbury. Conveyancing will be needed in due course but do you know about the Glastonbury area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Glastonbury. In the meantime here are some basic statistics that we found

I have recently realised that I have 68 years remaining on my flat in Glastonbury. I now wish to get lease extension but my landlord is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the landlord. In some cases a specialist may be helpful to conduct investigations and to produce a report to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Glastonbury.

I own a leasehold flat in Glastonbury, conveyancing was carried out July 2007. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Glastonbury with a long lease are worth £185,000. The ground rent is £65 charged once a year. The lease comes to an end on 21st October 2084

You have 59 years remaining on your lease the likely cost is going to range between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other 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 without first seeking the advice of a professional.

The solicitors conducting our conveyancing in Glastonbury has sent documents to review that state the property is unregistered with epitome documents. Surely all property in Glastonbury are registered?

The majority of property in Glastonbury is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Glastonbury conveyancing lawyers should be capable of dealing with such matters but if any uncertainty exists the usual advice nowadays appears to be for the current owners to register the title first and then deal with the transfer to the buyer - this no doubt cause a drawn-out home move.