We are expecting a mortgage offer soon. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to instruct a Saxilby based conveyancing firm?

Do check but the chances are that allocate you one of their panel solicitors if you accept the "fee-free" incentive. Call the mortgage company and check if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Saxilby.

I happen to be the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Saxilby. The Saxilby property was put into my name in October. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the property in October. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view lenders take of it, depend on the bank as this clause is primarily there to pick up on subsales or the wholesaling and assigning of properties.

Is there a list of Yorkshire BS panel conveyancers in Saxilby on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lenders make their panel listings available online. Where you are in need of a Saxilby solicitor on the Yorkshire BS please make the most of our facility.

After months of negotiation I have agreed a price on a house in Saxilby. My financial adviser pressured me to appoint their conveyancer. I paid an upfront payment of £200. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Saxilby. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Saxilby

Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision.

My husband and I are 17 days into a freehold purchase having been recommend to conveyancers by the selling agent to do our conveyancing in Saxilby. I am not happy. Can you help me find new conveyancers?

They would have to be really poor in order to consider replacing them. Has the mortgage offer been issued? If so you will need to advise them of the new contact details and ensure the offer are issued to the new lawyers. The solicitor ideally needs to be on the banks panel to avoid escalating charges and complications. So that should be your first question of the new conveyancers. Our search tool will assist you in finding a lender approved solicitor for your home move in Saxilby

I have just started marketing my garden apartment in Saxilby. Conveyancing lawyers have not yet been instructed, but I have just had a half-yearly maintenance charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would given that all rents and maintenance invoices will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I invested in buying a garden flat in Saxilby, conveyancing formalities finalised March 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Saxilby with over 90 years remaining are worth £211,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2092

With 68 years left to run the likely cost is going to be between £9,500 and £11,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.