Are you able to recommend a Lloyds TSB Bank approved Blakenhall conveyancing firm that can complete within a very limited time frame? Would it be better to use a local Blakenhall firm or a web based firm?

We would be happy to suggest some excellent Blakenhall conveyancing firms. You can also walk up the high street in Blakenhall. Approach some well established firms and ask to speak with a conveyancing solicitor for a fee estimate. Mention your expectations together with your reasons and ask for a commitment on speed. Choose the one that appears most efficient.

I have a renovated Victorian house in Blakenhall. Conveyancing practitioner acted for me and Halifax. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Blakenhall and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who completed the work.

Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Blakenhall I like with amenity areas and station nearby, the downside is that it's only got 61 years on the lease. There is not much else in Blakenhall in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a home loan that many years will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.

What does commercial conveyancing in Blakenhall cover?

Blakenhall conveyancing for business premises incorporates a wide array of guidance, offered by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, 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 leases.

We are buying a three bedroom first floor flatin Blakenhall with a home loan from a bank. We have a solicitor in Blakenhall yet our bank inform us now that he's not on their "panel". We have to appoint from the our lender panel firms or stay with our Blakenhall conveyancer and incur the extra fees for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our lender use our Blakenhall lawyer?

Unfortunately,no. The mortgage company mortgage issued is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most lenders had open panels, including most conveyancing solicitors in Blakenhall : 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your lender.