Much to our surprise we have been informed by our mortgage broker that my Baguley the law firm I have appointed is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?

The first thing you need to do is to call your Baguley lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may recommend you to a Baguley conveyancing practice that is on the conveyancing panel for your bank.

We are purchasing a flat in Baguley. I might seem paranoid but how we can trust a solicitor? At some point we will need to put our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Can I be sure that the Baguley conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Baguley getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your transaction.

I have paid off my mortgage with Aldermore. I assume I don't need a Baguley property lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

Should our lawyer be asking questions concerning flooding as part of the conveyancing in Baguley.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Baguley. There are those who buy a house in Baguley, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Baguley. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to determine whether the property has suffered from flooding. If the property has been flooded in past and is not notified by the vendor, then a purchaser may commence a claim for damages stemming from an incorrect response. A purchaser’s solicitors may also commission an environmental report. This will higlight if there is a recorded flood risk. If so, additional inquiries will need to be conducted.

I'm converting the mortgage on my primary home to a BTL loan with Aldermore and intend to use the remaining equity as a down payment on a second house. The location we are talking about is Baguley. Will your lawyers be able to act for the two banks and link together the transactions?

Make use of our comparison tool on this site to ensure that the lawyers are on the relevant lender panels. On the basis that they are your solicitor should be able to tie up the two conveyancing matters but you should have a chat with you lawyer and make apparent your desired outcome and requirements.

I am on look out for some leasehold conveyancing in Baguley. Before I set the wheels in motion I would like to find out the unexpired term of the lease.

If the lease is recorded at the land registry - and 99.9% are in Baguley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I inherited a studio flat in Baguley, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Baguley with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2091

With just 67 years left to run we estimate the premium for your lease extension to span between £10,500 and £12,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.