My wife and I are acquiring a maisonette in St Brides Major. My Solicitor is not on the mortgage company conveyancing panel. Am I still permitted to retain my St Brides Major conveyancing solicitor even though they are not on the bank panel?

Various options include

• Complete the purchase with your chosen St Brides Major solicitor but your lender will need to appoint a property lawyer on their approved list. This will result in additional fees together with potential frustration.
• Choose a fresh lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
• Convince your solicitor to do everything possible to get listed on the mortgage company conveyancing panel

Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in St Brides Major 5 years ago have long since closed. What are my next steps?

Assuming you have a registered title the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, locate your house and order current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

I am 3 weeks into a leasehold purchase having been referred to conveyancers by the estate agent to do our conveyancing in St Brides Major. I am am extremely disappointed with the level of service. Can you help me find new conveyancers?

They would need to be very bad to suggest diss instructing them. Has the mortgage offer been generated? If so you will need to make them aware of the new lawyer and ensure the offer are re-sent. Your new solicitor ideally needs to be on the mortgage company approved list to avoid supplemental costs and delays. So that should be your first question of the new conveyancers. Our search tool should assist you in finding a bank approved lawyer for your conveyancing in St Brides Major

Completion is due on our sale of a £200,000 flat in St Brides Major in just under a week. The management company has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in St Brides Major?

For the majority of leasehold sales in St Brides Major conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract enquiries Where consent is required before sale in St Brides Major Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for St Brides Major leasehold property is £350. For St Brides Major conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I own a basement flat in St Brides Major, conveyancing having been completed June 2012. 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 St Brides Major with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2075

You have 50 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

I dont have enough spare cash to pay a 10% deposit on my flat purchase in St Brides Major , but I am keen proceed. Do I have options?

One option is to try and agree a lesser deposit. Most property owners will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute