I understand that there are debates on Chancel Insurance on online forums. Do I require chancel insurance when buying a house in Oxton? or Apparently there is a law dating back centuries that could mean that owners of property residing in a parish church boundary may be liable to pay for maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Oxton?

Unless a previous acquisition of the property took place after 12 October 2013 you could expect conveyancing practitioners carrying out conveyancing in Oxton to remain recommending a chancel search and or chancel repair liability insurance.

I purchased a terraced Georgian property in Oxton. Conveyancing practitioner represented me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Oxton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing practitioner who conducted the work.

My husband and I are novice buyers - had an offer accepted, yet the estate agent has warned us that the owners will only proceed if we appoint their preferred solicitors as they need a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in Oxton

It is improbable the owners are driving this. If they require ‘a quick sale', alienating a genuine purchaser is is going to put the whole deal at risk. Contact the sellers directly and explain that (a)you are motivated buyers (b)you are ready to go, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Oxton conveyancing firm - not the ones that will provide their negotiator at the agency a commission or hit his conveyancing figures set by senior management.

My fiance and I may need to rent out our Oxton garden flat temporarily due to a career opportunity. We instructed a Oxton conveyancing firm in 2004 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Even though your previous Oxton conveyancing solicitor is no longer around you can review your lease to see if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must obtain permission via your landlord or other appropriate person before subletting. This means that you cannot sublet without first obtaining permission. Such consent should not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord for their consent.

I am the registered owner of a studio flat in Oxton, conveyancing was carried out in 2008. 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? Equivalent flats in Oxton with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2077

You have 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

My father-in-law mentioned that when choosing a conveyancing solicitors they need approved by your mortgage company. It happens to be my first home move but I have an AIP with Halifax and I already have a family conveyancing lawyer in Oxton lined up. Will Santander need an approved lawyer to be instructed? If so, where can I find that list for my conveyancing in Oxton?

You should choose a solicitor that is on the Santander panel. Simply call your chosen Oxton conveyancing solicitor and ask if they are on the Santander panel. If they are not on the panel you have a number of alternatives available to you here:

• Proceed with your preferred Oxton lawyer but Santander will need to use a lawyer on their approved list. This will result in additional cost together with likely interruption.
• Get a fresh conveyancing practitioner to conduct the conveyancing, making sure they are on the Santander conveyancing panel.
• Convince your property lawyer to do everything possible to join the Santander conveyancing panel.