Is there a search tool that I can use to discover of the solicitor handling my conveyancing in Towcester is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus paying £175.00 in another set of conveyancing charges.

You should take advantage of the find a lender approved solicitor tool on this page. Pick the lender and type ‘Towcester’ or your location and you will see a number of lawyer offices in Towcester or near you.

We previously appointed conveyancing lawyers with offices in Towcester on the Clydesdale solicitor panel. They have just billed me a further charge for handling the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This charge is not dictated by Clydesdale but by your Towcester conveyancer. Some firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

My partner and I have arranged the release of further funds on our mortgage from Leeds Building Society as we wish to conduct renovations to our house in Towcester. Are we obliged to select a high street Towcester solicitor on the Leeds Building Society conveyancing panel to deal with the legals?

Leeds Building Society do not ordinarily instruct firms on their conveyancing panel 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 Leeds Building Society list.

We were going to get a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Towcester solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

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

Due to the guidance of my in-laws I had a survey completed on a house in Towcester before retaining conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend not give a loan on such a premises.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Towcester. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Towcester to see if the conveyancing will be more expensive.

My father has urged me to use his conveyancing solicitors in Towcester. Do I follow his recommendation?

No doubt the ideal way to choose a conveyancing practitioner is to have referrals from friends or relatives who have actually previously instructed the firm that you are considering.

What are your top tips when it comes to appointing a Towcester conveyancing practice to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a Towcester conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Towcester conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:

What volume of lease extensions have they carried out in Towcester in the last 12 months?

I inherited a 1 bedroom flat in Towcester, conveyancing having been completed May 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Towcester with over 90 years remaining are worth £186,000. The ground rent is £55 charged once a year. The lease ceases on 21st October 2077

With just 52 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.