Me and my fiance are purchasing a 1 bedroom flat in Stevenage with a mortgage. We wish to retain our Stevenage lawyer, but the lender advise he's not on their "panel". It seems we have little option but to select one of the lender panel conveyancing practices or continue with our Stevenage solicitor as well as pay for one of their panel lawyers to represent them. This seems very unfair; can we not require that the bank use our Stevenage lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Stevenage conveyancing solicitor to apply to be on the conveyancing panel.

Is there a reason why leasehold purchase conveyancing in Stevenage is more expensive?

Stevenage leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I need to retain a conveyancing solicitor for freehold conveyancing in Stevenage. I've land on a site which looks to be the perfect answer If there is a chance to get all the legals done via phone that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am hoping to sign contracts shortly on a ground floor flat in Stevenage. Conveyancing lawyers have said that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Stevenage should include some of the following:

Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? What the implications are if you have violated the provisions of the lease? You should be told what constitutes a Nuisance as far as the lease is concerned Whether your lease provides for a reserve fund? You would want to be sent a copy of the lease

I am the registered owner of a garden flat in Stevenage, conveyancing was carried out April 1999. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Stevenage with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2097

With just 72 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

We are midway through purchasing a house in Stevenage. Conveyancing lawyer has called to say the title is "Leasehold". Should this make a difference on our mortgage valuation?

Stevenage conveyancing does not usually involve leasehold houses. The main consideration here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a nominal rent, it's essentially freehold, so it shouldn't impact the value significantly.

On the flip side, if it's, say, Sixty years it will have a significant effect on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be set out in the lease to be supplied to your lawyer.