My husband and I have arranged a further advance on our home loan from Santander as we intend to carry out a loft conversion to our house in Glossop. Do we need to select a nearby Glossop solicitor on the Santander conveyancing panel to deal with the legals?

Santander would not normally appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.

I am currently in the process of buying my council flat in Glossop. I have a mortgage agreed with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

I have a mortgage with Aldermore for my property in Glossop. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?

Your original mortgage agreement with Aldermore will provide that you need their approval before letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel lawyer.

I'm purchasing a new build house in Glossop with a mortgage from Lloyds TSB Bank. The builders would not budge the amount so I negotiated 6k of extras instead. The estate agent suggested that I not disclose to my conveyancer about the side-deal as it could affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My step-father has suggested that I appoint his conveyancing solicitors in Glossop. Do I take his guidance?

There are no two ways about it it’s preferable to select a conveyancing lawyer is to have feedback from friends or family who have actually used the solicitor that you are contemplating using.

I have recently realised that I have 62 years unexpired on my flat in Glossop. I now wish to extend my lease but my freeholder is can not be found. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. On the whole an enquiry agent would be useful to try and locate and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering Glossop.

I own a 1st floor flat in Glossop, conveyancing was carried out 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Glossop with over 90 years remaining are worth £202,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2082

You have 56 years remaining on your lease we estimate the premium for your lease extension to span between £29,500 and £34,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should 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 you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.

Finally, a mortgage offer from a bank for the remortgage of my 2 bedroom apartment is to be issued imminently. Are you able to recommend a low cost remortgage conveyancing law firm in Glossop ?

This site is not designed to help in pursuit of the lowest fares for conveyancing in Glossop. Our intention is to offer excellent value conveyancing but we do not aim to work with the cheapest lawyers. Do not be fooled by brokers offering £99 conveyancing in Glossop.In your best case scenario, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for extras and still not receive the service you were looking for.