We are purchasing a 3 bedroom flat in Bradmore with a mortgage. We would like to retain our Bradmore solicitor, however the lender advise she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Bradmore conveyancer and pay for one of their panel firms to act for them. We consider that this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Bradmore conveyancing solicitor to apply to be on the conveyancing panel.

Just had an offer accepted on a new build apartment in Bradmore. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Bradmore

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Bradmore is the location of the property. What do you suggest?

Flying freeholds in Bradmore are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bradmore you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bradmore may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Is there anything unique about your site and other internet conveyancing brokers when it comes to conveyancing in Bradmore?

At this site get a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Bradmore. Unlike many estate agents and many comparison sites we do not operate commission arrangements with solicitors. Many agents and online brokers 'recommend' solicitors who pay the most per referral, not the best value conveyancing in Bradmore

I have just appointed agents to market my ground floor apartment in Bradmore. Conveyancing solicitors are to be appointed soon, however I have recently had a yearly service charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as usual given that all rents and maintenance charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser 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. This will smooth the conveyancing process.

I am the registered owner of a basement flat in Bradmore, conveyancing was carried out February 2004. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Bradmore with over 90 years remaining are worth £190,000. The ground rent is £65 yearly. The lease runs out on 21st October 2085

With only 61 years unexpired the likely cost is going to span between £19,000 and £22,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.