The Ramsbottom conveyancing firm handling our Ramsbottom conveyancing has discovered a difference between the surveyor’s assumptions in the valuation survey and what is revealed within the conveyancing documents. My lawyer has advised that he must check that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Please explain the implications if my lawyer’s firm is removed from the Clydesdale Solicitor panel ahead of completing my conveyancing in Ramsbottom?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

When it comes to lenders such as Santander, do Ramsbottom conveyancing practitioners have to pay a fee to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

We expect to receive a AIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Ramsbottom solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Ramsbottom solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

Coventry BS have agreed my home loan in principle, my offer on a flat in Ramsbottom has been accepted, what happens next?

The property agent will want to be advised as to your conveyancing practitioner's details (be sure the conveyancers are on the bank’s approved list). Telephone Coventry BS or the financial adviser and complete any outstanding forms. Coventry BS will appoint a valuer who will get in touch with the estate agent or seller to book a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Coventry BS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ramsbottom.

I'm purchasing a new build house in Ramsbottom benefiting from help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not reveal to my lawyer about this side-deal as it will put at risk my loan with Leeds Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My wife and I may need to sub-let our Ramsbottom basement flat for a while due to a career opportunity. We instructed a Ramsbottom conveyancing practice in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?

Your lease governs relations between the freeholder and you the leaseholder; in particular, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Ramsbottom do not prevent an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I invested in buying a split level flat in Ramsbottom, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Ramsbottom with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2077

With 51 years unexpired we estimate the premium for your lease extension to span between £30,400 and £35,200 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.