My financial adviser says he needs my Oldland lawyer’ panel reference for the Nationwide conveyancing panel. What is the best way to find this out. I have e-mailed my local Oldland branch but they don't know it.

The sensible thing to do is ask for this information from your Oldland lawyer . They retain a central record lender panel numbers.

It is is a decade since I bought my property in Oldland. Conveyancing solicitors have just been appointed on the sale but I am unable to find the title documents. Is this a problem?

You need not be too concerned. Firstly there is a chance that the deeds will be retained by the mortgage company or they could be in the possession of the lawyers who acted in your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Oldland relates to registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.

I am selling my house in Oldland. Will my conveyancing practitioner need to be required to be on the TSB conveyancing panel in order to deal with repayment of my mortgage?

Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.

Is it possible to swap conveyancer as I need to instruct one who is on the Halifax conveyancing panel. I instructed a local conveyancing solicitor in Oldland five minutes from me but the firm is not accepted by Halifax

We will our best to assist in finding you a conveyancing solicitor in Oldland on the Halifax panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Oldland. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Oldland.

There are only Sixty One years unexpired on my flat in Oldland. I need to extend my lease but my freeholder is can not be found. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have made all reasonable attempts to locate the landlord. In some cases a specialist would be useful to try and locate and prepare an expert document which can be accepted by the court as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor both on proving the landlord’s disappearance and the application to the County Court covering Oldland.

I purchased a studio flat in Oldland, conveyancing formalities finalised March 2001. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Oldland with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2088

With 63 years remaining on your lease we estimate the price of your lease extension to be between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues 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 before getting professional advice.