My mortgage broker requires my Box lawyer’ panel member for the Nat West conveyancing panel. How do I discover this. I have called my local Box branch but they cant find it on their system.

You are best placed to get this information from your Box conveyancing practitioner . They retain a central record lender panel numbers.

My conveyancer has discovered a defect with the lease for the flat we are purchasing in Box. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will pay for it. Our lawyer has advised that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

We see that you have a post code search directory listing solicitors on the TSB conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Box?

We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Box.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Box?

Many commercial conveyancing solicitors in Box will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Box. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Box.

For each commercial conveyancing transaction in Box it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Box commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Box.

I am a negotiator for a long established estate agent office in Box where we see a few flat sales jeopardised as a result of short leases. I have been given conflicting advice from local Box conveyancing firms. Please can you shed some light as to whether the owner of a flat can initiate the lease extension process for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I invested in buying a leasehold flat in Box, conveyancing was carried out March 2000. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Box with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2100

You have 76 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.