We're in Ranmoor, First timers purchasing with a mortgage (lender is Barclays , and our lawyer is on the Barclays conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We were going to get a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Ranmoor solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ranmoor solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

The formalities of my remortgage has taken place for my property in Ranmoor. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am selling my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being difficult. The Ranmoor solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

Due to the input of my in-laws I had a survey completed on a property in Ranmoor prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks may refuse to issue a loan on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ranmoor. Conveyancing will be smoother if you use a solicitor in Ranmoor especially if they regularly deal with such properties in Ranmoor.

There are only Sixty One years left on my flat in Ranmoor. I now want to extend my lease but my landlord is missing. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to track down the landlord. For most situations an enquiry agent may be helpful to try and locate and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Ranmoor.

I bought a garden flat in Ranmoor, conveyancing was carried out in 2000. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Ranmoor with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2083

With only 58 years unexpired we estimate the premium for your lease extension to range between £22,800 and £26,400 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

I am considering choosing a web based conveyancing practitioner rather than a Ranmoor conveyancing firm. Should I ‘stay local’?

Advantages do exist in having the opportunity to attend a local Ranmoor conveyancing solicitor such as

• signing documents on short notice
• getting one on one explanations of issues that you need help with
• the ability to complain if matters are not going as expected

When analysing quotes, look out for hidden extras. Most decent Ranmoor high street solicitors give an all-inclusive figure. Often online companies seem to offer low cost fees, but have hidden 'extras' in the small print.