I am 3 weeks into the sale of my apartment in Irby and the estate agent has just text me to say that the buyers are switching conveyancer. The excuse is that the bank will only work with solicitors on their conveyancing panel. On what basis would a big named lender only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Irby ?

Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal 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. Plenty of firms 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 not going to have any sway in the decision.

We are nearing an exchange on a flat in Irby and my mum and dad have transferred the exchange deposit to my conveyancer. I am now advised that as the deposit has been received from someone other than me my conveyancer needs to disclose this to my mortgage company. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to be an issue?

Your solicitor is obliged to check with the bank to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.

I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Irby for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Irby conveyancing specialists.

What does commercial conveyancing in Irby cover?

Irby conveyancing for business premises covers a broad range of guidance, given by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

I work for a reputable estate agency in Irby where we have witnessed a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Irby conveyancing solicitors. Could you confirm whether the seller of a flat can start the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I purchased a leasehold flat in Irby, conveyancing was carried out in 1999. How much will my lease extension cost? Equivalent properties in Irby with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced every year. The lease ceases on 21st October 2084

With just 60 years left to run we estimate the price of your lease extension to range between £20,000 and £23,000 plus professional fees.

The suggested premium range above 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 detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.