I am progressing with the sale of my home in Newtown and the estate agent has just telephoned to say that the purchasers are swapping conveyancer. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a leading lender only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Newtown ?

Lenders have always had panels of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

Do the Building Society Association intend to launch a searchable register to list firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Newtown?

Lexsure has not been advised of any intention on the part of the BSA to develop such a tool.

How does conveyancing in Newtown differ for newly converted properties?

Most buyers of new build or newly converted property in Newtown approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because developers in Newtown tend to acquire the site, 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 property lawyers 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 Newtown or who has acted in the same development.

My business partner and I are hoping to take an assignment of a lease of an office on the high street. Can you recommend solicitors offering no-move-no charges for non-domestic conveyancing in Newtown for less than £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Newtown, including the sale and purchase of businesses as well as simply property. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right lawyer. As for the charges these will vary based on the structure and heads of terms of the proposed transaction. Let us have your details or call us so that we can supply you with comprehensive commercial conveyancing quote.

I am looking at a couple of apartments in Newtown which have approximately forty five years remaining on the leases. Will this present a problem?

There are plenty of short leases in Newtown. The lease is a legal document that entitles you to use the property for a prescribed time frame. As a lease gets shorter the saleability of the lease decreases and results in it becoming more expensive to extend the lease. For this reason it is advisable to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you get professional help from a solicitor and surveyor with experience in this arena.

I own a studio flat in Newtown, conveyancing having been completed in 1998. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Newtown with over 90 years remaining are worth £180,000. The ground rent is £65 invoiced every year. The lease terminates on 21st October 2083

With just 59 years unexpired the likely cost is going to span between £20,900 and £24,200 as well as 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 without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.