My apartment in Rothley is up for sale and I have a buyer. Will the solicitor need to be on the Lloyds conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

What does a local search tell me concerning the property we're purchasing in Rothley?

Rothley conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search is essential in every Rothley conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I have been recommended by a couple of local estate agents in Rothley to locate a conveyancer on your site. What’s the financial incentive for Estate Agents to promote your site rather than alternative conveyancing organisations?

We don’t offer any financial incentive for directing people our way. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

Harry (my fiance) and I may need to let out our Rothley ground floor flat for a while due to taking a sabbatical. We instructed a Rothley conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?

Your lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Rothley do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I invested in buying a split level flat in Rothley, conveyancing having been completed in 2005. Can you work out an approximate cost of a lease extension? Equivalent flats in Rothley with an extended lease are worth £171,000. The ground rent is £50 yearly. The lease finishes on 21st October 2103

With just 79 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

My wife and I have recently appointed a conveyancing solicitor in Rothley. I I would like to check if they are on the bank's conveyancing panel. Could you or the bank confirm if they are on the panel?

You should call the conveyancer and ask them if they are on the lender's panel. If that does not help call us and we can make some checks for you. If they are not on the lender panel we we can help find a reputable conveyancing solicitor in Rothley on the panel for your mortgage company.