I can't travel far from Castle Eden. What is the rationale as to why all Castle Eden conveyancers aren't automatically on all lender panels?

Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This led to mortgage companies purging a number of firms off their panel of approved property lawyers .

My conveyancer has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Castle Eden?

The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

I had a mortgage agreed in principle with Aldermore. Castle Eden conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from Aldermore?

There is no definitive answer here. Have Aldermore done the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a AIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Castle Eden solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Castle Eden solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I have recentlydiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Castle Eden for a purchase of a freehold house 12 months ago. How can I establish that my home is in my name in the name of the previous owner?

The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Castle Eden conveyancing specialists.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Castle Eden is the location of the property. What do you suggest?

Flying freeholds in Castle Eden are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Castle Eden you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Castle Eden may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My wife and I may need to let out our Castle Eden 1st floor flat temporarily due to taking a sabbatical. We instructed a Castle Eden conveyancing practice in 2003 but they have closed and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

The lease governs relations between the landlord and you the leaseholder; specifically, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Castle Eden do not contain subletting altogether – such a provision would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I purchased a 1st floor flat in Castle Eden, conveyancing formalities finalised April 2011. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Castle Eden with a long lease are worth £191,000. The ground rent is £55 per annum. The lease ceases on 21st October 2079

You have 54 years unexpired the likely cost is going to range between £31,400 and £36,200 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 cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.