My mortgage broker has asked me for my Yate solicitor’s panel member for the Santander conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Yate office but they have not responded to me.

You are best placed to get this information from your Yate solicitor . They maintain a central record lender panel numbers.

We see that you have a search directory identifying solicitors on the Barclays conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Yate?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Yate.

I have an AIP. The lender mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to appoint a local conveyancing solicitor in Yate?

Do check but the chances are that allocate you one of their panel solicitors if you want the "fee-free" incentive. Speak to the mortgage company to explore if they allow 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 the cost for your conveyancing solicitor near Yate.

I completed on my apartment on 3 September and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Yate said it would be formalised in a couple of weeks. Are transfers in Yate particularly slow to register?

There is nothing unique when it comes to conveyancing in Yate registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present in the region of 80% of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration occurs after the buyer has moved in to the premises therefore an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

What advice can you give us when it comes to appointing a Yate conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Yate conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Yate conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the costs for lease extension conveyancing?

I am the registered owner of a garden flat in Yate, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Yate with an extended lease are worth £227,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2097

With only 72 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional 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 getting professional advice.