My wife and I are purchasing a 2 bedroom flat in Bodfari with a mortgage. We wish to retain our Bodfari conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Bodfari property lawyer and pay for one of their panel lawyers to represent them. We regard this is inequitable; are we not able to require that the lender use our Bodfari conveyancer ?

Unfortunately,no. Your mortgage offer 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. Another option that might be available is for your Bodfari conveyancing lawyer to apply to be on the conveyancing panel.

My husband and I are only a couple days away from an exchange on a flat in Bodfari and my mum and dad have transferred the ten percent deposit to my conveyancer. I am now told that as the deposit has not come from me my lawyer needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to be an issue?

Your property lawyer is obliged to check with mortgage company to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I am a sole trader intending to take an assignment of a lease of a shop on the high street. Can you recommend solicitors offering fixed charges for non-domestic conveyancing in Bodfari for under £1,200?

We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Bodfari, including the disposal and purchase of businesses as well as simply property. Whether you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will find you the right solicitor. Regarding the costs these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or telephone so as to enable us to furnish you with comprehensive commercial conveyancing calculation.

My father-in-law has suggested that I use his lawyers for conveyancing in Bodfari. Should I find my own solicitor?

There are no two ways about it it’s preferable to find a conveyancing lawyer is to get referrals from friends or family who have actually experience in using the firm you're considering.

I am tempted by the attractive purchase price for a two apartments in Bodfari which have about forty five years unexpired on the leases. Should I regard a short lease as a deal breaker?

A lease is a right to use the property for a prescribed time frame. As a lease shortens the marketability of the lease deteriorates and it becomes more expensive to acquire a lease extension. This is why it is advisable to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this area.

I am the registered owner of a 1 bedroom flat in Bodfari, conveyancing formalities finalised 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Bodfari with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2086

You have 61 years remaining on your lease we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.