I plan on buying an apartment in Minera. My property lawyer has never been on on the bank approved list. Is it possible for me to appoint my Minera conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?

Your options include

• Carry on with your preferred Minera conveyancer but your bank will undoubtedly instruct a conveyancer from their approved list. This will result in additional charges and probable frustration.
• Appoint a fresh lawyer to act in the purchase, making sure they are on the lender conveyancing panel.
• Convince your lawyer to do everything within their powers to join the lender’s panel of solicitors

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Minera?

There are many recorded licenced Conveyancers in Minera and Solicitor practices in Minera to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am assisting my step-mother sell her flat in Minera. Does the conveyancer arrange an EPC or it is for the seller to coordinate?

Following the abolition of Home Information Packs, energy assessments was maintained a required element of moving property. An EPC should be to hand before the property is placed on the market. This is not as aspect of the sale process that conveyancers normally organise. Where you are using a Minera conveyancing solicitor they may be able to arrange energy performance certificates given their relationships with long established local accredited person

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Minera bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Minera conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend based on their published requirements. I simply don't know who is right.

The solicitor must comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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.

My friend suggested that where I am buying in Minera I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally included in the estimate for your Minera conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Minera around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Minera Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Minera.

In scouring the web for the phrase cheap conveyancing in Minera it brings up numerous solicitorslocally. How do I determine which is the suitable solicitor for my move?

The best method of finding a suitable conveyancer is through a personal recommendation, so enquire of friends and relatives who have purchased a property in Minera or the local estate agent or mortgage broker. Fees for conveyancing in Minera vary, so it's sensible to secure a minimum of three quotes from different law firms. Dont forget to clarify that the costs are guaranteed not to rise.

Back In 2005, I bought a leasehold house in Minera. Conveyancing and Britannia mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Minera who previously acted has long since retired. What should I do?

First make enquiries of HMLR to make sure that this person is indeed the new freeholder. There is no need to instruct a Minera conveyancing lawyer to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a basement flat in Minera, conveyancing formalities finalised in 1997. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Minera with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2097

With 72 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.