we are a couple who wish to acquire a newbuild apartment in Twyford with a residential mortgage from Barclays Direct.We use our Twyford conveyancing lawyer but Barclays Direct informed us her practice is not on their "panel". we are left little option but to use a Barclays Direct panel solicitor or keep our preferred solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan issued to you contains various provisions, a common one being that conveyancers must be on the Barclays Direct approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barclays Direct

When it comes to lenders such as Kent Reliance, do Twyford property lawyers have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I am purchasing a property in Twyford. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?

Given that your lender is Aldermore your lawyer must follow the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Aldermore where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not isolated to Twyford.

I have paid off my mortgage with Coventry BS. I assume I don't need a Twyford lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I am looking for a leasehold apartment up to £235,500 and found one near me in Twyford I like with amenity areas and railway links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in Twyford suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

I'm remortgaging my current home to a BTL loan with The Mortgage Works and I will use the rest of the raised equity towards a second house. The location we are looking at is Twyford. Will your conveyancers be able to act for the two mortgage companies and tie in the two deals?

Do use our search tool on this page to check that the conveyancers are approved by both mortgage companies. On the basis that they are the lawyer should be able to tie up the two deals but you should talk with you lawyer and communicate your expectations and requirements.

I am tempted by the attractive purchase price for a two maisonettes in Twyford which have approximately 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the value of the lease deteriorates and it becomes more expensive to acquire a lease extension. This is why it is generally wise to extend the lease term. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you get professional help from a conveyancer and surveyor with experience in this field.

I own a garden flat in Twyford, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Twyford with over 90 years remaining are worth £211,000. The ground rent is £45 per annum. The lease runs out on 21st October 2091

With only 67 years left to run we estimate the price of your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.