We had instructed conveyancers based in Newton-le-Willows on the Nottingham solicitor panel. They have just billed me a supplemental amount for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?

Provided it is contained in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not set by Nottingham but by your Newton-le-Willows conveyancing practitioner. Plenty of firms on the Nottingham panel will quote ’dealing with mortgage’ fee and others do not.

I have decided to exercise my right to buy my property in Newton-le-Willows off the council. I have a mortgage offer with Kent Reliance. 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 use 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being a right pain. The Newton-le-Willows solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have todaybecome aware that Arc property Solicitors have been shut down. They carried out my conveyancing in Newton-le-Willows for a purchase of a leasehold flat 10 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest method to see if the property is in your name, you can make 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 Newton-le-Willows conveyancing specialists.

I'm remortgaging my current property to a BTL loan with Bank of Ireland and intend to use the remaining equity as a deposit on further property. The location we are talking about is Newton-le-Willows. Will your solicitors be able to act for the two mortgage companies and link together the transactions?

Do use our comparison tool on this page to be sure that the conveyancers are approved by both mortgage companies. On the basis that they are your conveyancer will be able to tie up the two conveyancing matters but you should talk with you lawyer and specify your desired outcome and needs.

Are there frequently found deficiencies that you witness in leases for Newton-le-Willows properties?

There is nothing unique about leasehold conveyancing in Newton-le-Willows. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations Maintenance charge proportions which don’t add up to the correct percentage

You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Norwich and Peterborough Building Society, and Aldermore all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the buyer to withdraw.

I invested in buying a 1 bedroom flat in Newton-le-Willows, conveyancing was carried out June 2011. 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 flats in Newton-le-Willows with an extended lease are worth £227,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2097

With just 71 years left to run the likely cost is going to range between £9,500 and £11,000 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 the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

I am buying a house and need a conveyancing solicitor in Newton-le-Willows who is on the mortgage company conveyancing panel. Could you point me in the right direction as regards a Newton-le-Willows solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who do conveyancing in Newton-le-Willows. We dont recommend any particular solicitor.