I have been recommended a conveyancing solicitor in Ryhall. I I would like to check whether they are on the Yorkshire Building Society approved list of lawyers. Could you advise?

The first thing to do is e-mail your solicitor and ask them whether they can act for the bank. Alternatively you can call Yorkshire Building Society who may be able to assist.

I am the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Ryhall. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the house in December. Do I have to wait half a year to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Some lenders would take a sensible view as this provision is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.

How can we tell if a Ryhall conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Ryhall seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your conveyancing.

My husband and I have organised a further advance on our mortgage from Santander as we intend to conduct alterations to our property in Ryhall. Do we need to appoint a local Ryhall solicitor on the Santander conveyancing panel to handle the legals?

Santander do not ordinarily appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.

four months have gone by following my purchase conveyancing in Ryhall completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

What advice can you give us when it comes to appointing a Ryhall conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for your lease extension (regardless if they are a Ryhall conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Ryhall conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

How many lease extensions have they completed in Ryhall in the last year? What are the charges for lease extension work?

I purchased a 1 bedroom flat in Ryhall, conveyancing formalities finalised 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Ryhall with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2091

With 65 years left to run we estimate the price of your lease extension to range between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

How easy is it to change a solicitor as I need to find a Ryhall based conveyancer who is on the lender conveyancing panel. Is it practical to instruct different lawyers?

If you haven't yet appointed a conveyancer to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Ryhall that you're thinking of instructing.