My financial adviser requires my Tavistock solicitor’s panel member for the Nationwide conveyancing panel. What is the best way to find this out. I have e-mailed my local Tavistock office but they have not responded to me.

Have you tried speaking to your Tavistock lawyer about this?. They should have a central record lender panel numbers.

We are getting the release of further funds on our home loan from Yorkshire BS as we intend to carry out a loft conversion to our home in Tavistock. Do we need to appoint a nearby Tavistock solicitor on the Yorkshire BS conveyancing panel to handle the legals?

Yorkshire BS don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.

The formalities of my remortgage has taken place for my property in Tavistock. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am selling my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being a right pain. The Tavistock solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My company is hoping to lease a unit on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Tavistock for below 2k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Tavistock, including the sale and acquisition of businesses as well as simply premises. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. Regarding the charges this will depend on the structure and nuances of the deal. Let us have your details or telephone so as to enable us to furnish you with a fixed commercial conveyancing quote.

We're novice buyers - agreed a price, yet the selling agent has warned us that the vendor will only move forward if we appoint their chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Tavistock

It is highly unlikely the owners are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your preferred Tavistock conveyancing solicitors - not the ones that will provide the negotiator at the agency a introducer fee or meet his conveyancing targets pre-set by senior management.

Due to complete next month on a basement flat in Tavistock. Conveyancing lawyers have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

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

Setting out your legal entitlements in respect of common areas in the block.For example, does the lease provide for a right of way over a path or hallways? specifics of the parties to the lease, for instance these could be the lessee, head lessor, landlord The physical extent of the property. This might be the flat itself but may include a roof area or basement if appropriate. What options are available to the landlord where you have breached the provisions of the lease? Repair and maintenance of the flat

I acquired a 1st floor flat in Tavistock, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Tavistock with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2087

With 62 years left to run we estimate the premium for your lease extension to span between £17,100 and £19,800 plus costs.

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 this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.