We are planning to acquire a house and need a conveyancing solicitor in Barlaston who is on the Santander approved panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Barlaston.

I happen to be the sole beneficiary of my late father’s will and I have everything in my name alone, including the house in Barlaston. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be regarded the same way as though I had purchased the house in January. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation is chiefly there to capture subsales or the quick reselling of properties.

Is it the case that all Barlaston CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?

A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Barlaston bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Barlaston conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?

Provided that the solicitor is on the lender panel, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

What does commercial conveyancing in Barlaston cover?

Commercial conveyancing in Barlaston incorporates a broad range of guidance, offered by regulated solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

We're first time buyers - had an offer accepted, but the property agent has warned us that the vendor will only proceed if we instruct the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. We would rather use a high street solicitor accustomed to conveyancing in Barlaston

It is unlikely the owners are behind this. Should the vendor want ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Contact the owners directly and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Barlaston conveyancing firm - not the ones that will provide their estate agent a referral fee or hit his conveyancing thresholds set by senior management.

Estate agents have just been given the go-ahead to market my ground floor flat in Barlaston. Conveyancing has not commenced, however I have recently received a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you pay the service charge as usual given that all ground rent and service charges will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a 2 bed flat in Barlaston, conveyancing having been completed 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Barlaston with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2094

With just 69 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should 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.