we are a couple who are hoping to buy a newbuild flat in Horncastle with a mortgage from .We have a Horncastle conveyancing lawyer but advised that his firm is not listed on their "panel". It seems we have little choice but to instruct a panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan issued to you is subject to its various provisions, one of which will be that solicitors must be on the conveyancing panel. Until recently, most banks 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 solicitors to apply to be on the conveyancing panel for

I have recentlyfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Horncastle for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The quickest way to check if the premises is in your name, 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 Horncastle conveyancing specialists.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Horncastle is where the house is located. Can you shed any light on this issue?

Flying freeholds in Horncastle are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Horncastle you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Horncastle may decide 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 residence.

Due to exchange soon on a garden flat in Horncastle. Conveyancing solicitors inform me that they will have a report out to me within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Horncastle should include some of the following:

It needs to be made clear to you whether the lease permits you to add or upgrade anything in the premises- you must know whether it relates to all alterations or just structural alteration, and whether consent is mandated necessary You should have a good understanding of the insurance obligations The length of the lease term. You should be advised as what happens when the lease ends, and aware of the importance of the 80 year mark You would want to receive a copy of the lease Do you need to have carpet in the flat or are you allowed wood flooring?

I own a ground floor flat in Horncastle, conveyancing having been completed in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Horncastle with over 90 years remaining are worth £165,000. The ground rent is £45 per annum. The lease ends on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

Are the Horncastle conveyancing lawyers identified as being on the mortgage company conveyancing panel, together with their details provided by the lender?

Horncastle law firm practices and firms conducting conveyancing in Horncastle themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.