I am selling my apartment in Selston and the estate agent has just e-mailed to advise that the purchasers are switching solicitor. The reason given is that the bank will only work with property lawyers on their conveyancing panel. Why would a major lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Selston ?

Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lenders point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

My wife and I have recently appointed a conveyancing solicitor in Selston. I I would like to check if they are accepted on the conveyancing panel. Could you assist?

The first thing you should do is contact your conveyancer and enquire if they can act for the bank. Alternatively you can get in touch with who may be able to confirm.

I am a sole trader looking to lease a unit on a shopping parade. Can you recommend conveyancers offering fixed charges for non-domestic conveyancing in Selston for under £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Selston, including the sale and acquisition of businesses as well as simply property. If you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. Regarding the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or call so as to enable us to furnish you with a detailed commercial conveyancing quote.

I own a leasehold house in Selston. Conveyancing and mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Selston who acted for me is not around. What should I do?

The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Selston conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I inherited a garden flat in Selston, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Selston with an extended lease are worth £165,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to span between £36,100 and £41,800 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 investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

My folks cant seem to find their Selston property on the HMLR online search facility. They have a vague memory sixty years ago when they acquired the property there were complications concerning Selston not being identified on some systems.

Nearly all residences in Selston should appear. Have you limited your search to just the postcode. Usually it should mention all the premises within the postcode. Where registered it will show up with a title number. Where they bought back in the 70’s it's conceivable it may be not yet registered. The address may still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title papers which could be with your parent’s bank.