We are purchasing a 3 bedroom apartment in Wombwell with a mortgage. We have a Wombwell solicitor, but the bank says she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Wombwell property lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; are we not able to require that the lender use our Wombwell property lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Wombwell conveyancing lawyer to apply to be on the conveyancing panel.

I have given 2 months notice to my current landlord and have to leave my rented flat in Wombwell by the end of next month. Conveyancing on my purchase has just started. Can I complete in three weeks as I wish to avoid having to find temporary accommodation?

The normal practice is not to serve notice for your tenancy unless exchange of contracts has taken place. If you have not already done so, notify to your lawyer and urge them to they seek the assistance the sellers lawyers, try to get a realistic time scale from them that everyone will aim towards

How does conveyancing in Wombwell differ for new build properties?

Most buyers of new build or newly converted property in Wombwell contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Wombwell typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wombwell or who has acted in the same development.

How can the Landlord & Tenant Act 1954 impact my commercial premises in Wombwell and how can you help?

The particular law that you refer to affords a safeguard to business lessees, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Wombwell

I have just appointed agents to market my 2 bed apartment in Wombwell. Conveyancing has not commenced, but I have recently received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you discharge the service charge as normal because all rents and maintenance payments will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a ground floor flat in Wombwell, conveyancing having been completed December 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Wombwell with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2097

You have 72 years unexpired the likely cost is going to range between £9,500 and £11,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.