Having been referred to your company we were about to appoint conveyancing solicitor in Upper Tean recommended using your search tool but have come across alternative fee calculations via the web seem less expensive – how come?

One can find hundreds of solicitors marketing what appear to be very low prices. We suggest that you think twice as to how much you respect your own move to you are willing to take 'cheap' risks with regard to the quality of the conveyancing. Some embed fees well inside the terms of business. The solicitors that we list for conveyancing in Upper Tean neverdo this.

We are buying a newbuild flat in Upper Tean with a loan from .We use our Upper Tean conveyancing practitioner but informed us he's not listed on their approved list of member firms. we are left little option but to use a panel lawyer or keep our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that use our lawyer?

No, not really. The mortgage offered to you contains various provisions, a common one being that conveyancers must be on the solicitor panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for

Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who dealt with the conveyancing in Upper Tean 5 years ago no longer exist. What are my next steps?

As long as you have a registered title the information relating to your ownership will be evidenced by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, locate your house and order current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.

I am purchasing a new build house in Upper Tean with a loan from . The developers refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not to tell my lawyer about this extras as it would put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am the registered owner of a split level flat in Upper Tean, conveyancing having been completed 3 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 Upper Tean with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 50

With just 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.