Do the Building Society Association intend to launch a search tool with a view to list practices on the Loughborough BS conveyancing panel for instance in Leyland?

We have not been informed any intention on the part of the BSA to promote such a register.

Can you help - my lawyer advises that lack of right of way insurance is necessary on my purchase. What is the level of cover for Leyland conveyancing?

The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such policies.

When it comes to lenders such as Leeds Building Society, do Leyland solicitors incur an annual charge to be on the list of approved solicitors?

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

After shopping around on the internet I have found a Leyland solicitor having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Leyland surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Leyland is the location of the property. Can you offer any assistance?

Flying freeholds in Leyland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leyland you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leyland 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 property.

Is it best to go with a Leyland conveyancing practitioner who is local to the property I am buying? I have an old university friend who can carry out the legal work but his firm is located 400miles drive away.

The primary upside of using a high street Leyland conveyancing practice is that you can drop in to sign paperwork, deliver your identification documents and pester them if necessary. Having local Leyland know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and they were happy that should trump using an unknown Leyland conveyancing lawyer just because they are Leyland based.

If all goes to plan we aim to complete the sale of our £400,000 garden flat in Leyland next Monday. The managing agents has quoted £408 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Leyland?

Leyland conveyancing on leasehold flats often involves the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is under no legal obligation to respond to these enquiries the majority will be content to do so. They are at liberty to levy a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The management information fee invoiced by the landlord must be sent together with a summary of entitlements and obligations in relation to administration charges, otherwise the invoice is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

I am the registered owner of a leasehold flat in Leyland, conveyancing having been completed December 2008. How much will my lease extension cost? Comparable flats in Leyland with an extended lease are worth £202,000. The ground rent is £60 levied per year. The lease comes to an end on 21st October 2082

With 57 years remaining on your lease we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.