Our solicitor has discovered a a problem with the lease for the apartment we are purchasing in Albrighton. The seller’s lawyers have put forward title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that he must be satisfied that the bank is willing to move forward with this solution. Are we the client or is the bank?

Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. These conveyancing instructions must be adhered to.

The Albrighton conveyancing lawyers that I recently instructed on my house acquisition in Albrighton have without warning shut down. I only went with them because I needed a lawyer on the Santander conveyancing panel and my previous Albrighton lawyer was not. I cut them a cheque for two hundred pounds in advance. What are my options?

If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

I am buying my first flat in Albrighton with the aid of help to buy. The builders refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not to tell my solicitor about the deal as it could put at risk my loan with Norwich and Peterborough Building Society. Should I keep quiet?.

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.

My step-father has urged me to use his lawyers for conveyancing in Albrighton. Do I take his guidance?

Much as we are happy to recommend a Albrighton conveyancing lawyer the ideal way to find a conveyancing lawyer is to get guidance from friends or family who have used the solicitor you're are thinking of instructing.

If all goes to plan we aim to complete our sale of a £200,000 flat in Albrighton next week. The management company has quoted £360 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Albrighton?

Albrighton conveyancing on leasehold maisonettes normally involves the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to assist. They may invoice a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge invoiced by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, without which the invoice is not strictly payable. In reality one has little option but to pay whatever is demanded if you want to complete the sale of your home.

I bought a split level flat in Albrighton, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Corresponding flats in Albrighton with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2074

With only 50 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs 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 want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.