When it comes to lenders such as UBS, do Moreton solicitors face an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I am buying a property in Moreton. A rare aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Nationwide your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease fails to satisfy these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to Moreton.

I am due to exchange contracts on my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Moreton solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been on the look out for a leasehold apartment up to £305k and found one close by in Moreton I like with a park and station nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Moreton suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

As co-executor for the will of my aunt I am disposing of a house in Cardiff but I am based in Moreton. My solicitor (approximately 235 miles awayrequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Moreton who can attest and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Moreton based

Frank (my husband) and I may need to rent out our Moreton ground floor flat temporarily due to taking a sabbatical. We instructed a Moreton conveyancing practice in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

Even though your previous Moreton conveyancing solicitor is no longer available you can review your lease to check if it allows you to sublet the premises. The rule is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to obtain permission from your landlord or other appropriate person before subletting. The net result is that you cannot sublet in the absence of first obtaining consent. The consent should not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.

I bought a leasehold flat in Moreton, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Moreton with over 90 years remaining are worth £216,000. The ground rent is £50 levied per year. The lease expires on 21st October 2094

With 70 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

Is it the case that all Moreton legal practices on every bank conveyancing panel?

The Lexsure search tool on this page may be of use or you can go into your high street lender branch in Moreton. the probability is that they can recommend conveyancing solicitors in Moreton