I had intended to instruct a property lawyer in Lyme Regis for our home move. Our financial adviser has since advised us that our mortgage lenders won't deal with them. Surely this is unduly restrictive?

Before the recession most banks had an appetite for risk which was higher than today. Almost all Lyme Regis conveyancing firms would have been on most lender panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and their employees as well as set certain criteria such a completing on a minimum number of conveyancing. Many Lyme Regis conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Lyme Regis is one of the hundreds of areas where the solicitors we list are on the panel for .

I have todayfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Lyme Regis for a purchase of a leasehold apartment 12 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The easiest way to see 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 Lyme Regis conveyancing specialists.

I opted to have a survey carried out on a house in Lyme Regis ahead of retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks may not issue a loan on a flying freehold house.

It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Lyme Regis. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lyme Regis to see if the conveyancing will be more expensive.

Having had my offer accepted I require leasehold conveyancing in Lyme Regis. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

Assuming the lease is registered - and 99.9% are in Lyme Regis - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a ground floor flat in Lyme Regis, conveyancing formalities finalised in 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Lyme Regis with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 50

With only 50 years unexpired the likely cost is going to range between £36,100 and £41,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information 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 want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.

Me and my husband have recently had an offer accepted on a apartment and had meeting on Monday with Leeds Building Society for the mortgage. They advised us that when it comes to choosing a that unless they are on their approved list of then we will incur a further charge of about two hundred pounds. This is because they would then have to select a conveyancer to act on their behalf as well as the one we appoint on our behalf and we assume responsibility for their fees. I have asked Leeds Building Society to provide me with a list so I can obtain quotes only from their approved solicitors but was told they dont have such a list to hand over. Is there a list online?

You can enquire of Leeds Building Society what their panel criteria is for a solicitor.Then ask the of your choice whether they fit that criteria and have they acted on mortgages for Leeds Building Society before. Where the answer to those is yes, then just clarify this with Leeds Building Society. Alternatively please utilise our search facility and we should be able to identify a in Lyme Regis on the approved list for Leeds Building Society.