My mortgage broker says he needs my Stapleford law firm’s panel reference for the Nat West conveyancing panel. What is the best way to obtain this. I have called my local Stapleford office but they have not got back to me yet.

You are best placed to get this information from your Stapleford lawyer . Most Stapleford law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

We are planning on selling our property in Stapleford and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers used a national conveyancing practice rather than a conveyancing solicitor in Stapleford. We have lived in Stapleford for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I have been on the look out for a leasehold apartment up to £305k and identified one near me in Stapleford I like with a park and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Stapleford in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a home loan that many years will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

I am tempted by the attractive purchase price for a two maisonettes in Stapleford both have in the region of forty five years left on the leases. Will this present a problem?

A lease is a right to use the property for a period of time. As a lease shortens the value of the lease decreases and it becomes more expensive to extend the lease. This is why it is generally wise to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this area.

Stapleford Leasehold Conveyancing - A selection of Questions you should ask before buying

How many years remain on the lease? Who are the managing agents? How is the lease structured?

I have read on numerous online forums that when selecting a conveyancing lawyer they need approved by your mortgage company. It happens to be my first home move but I have an offer in principle from Nat West Bank and I already have a bricks and morter conveyancing solicitor in Stapleford on standby. Can Halifax insist on an approved solicitor to be used? If so, where can I find that list so I can choose a conveyancing solicitor in Stapleford?

You need to use a solicitor that is on the Halifax panel. Just call your chosen Stapleford conveyancing solicitor to check if they are on the Halifax panel. If they are not on the panel you have a couple of choices available to you here:

• Complete the deal with your preferred Stapleford property lawyer but Halifax will undoubtedly use a conveyancer on their approved list. This will result in additional cost and probable frustration.
• Appoint a new conveyancer to act in the purchase, ensuring that they are on the Halifax conveyancing panel.
• Convince your conveyancer to pull out all the stops to join the Halifax conveyancing panel.