It has come to my attention via my mortgage adviser that my Bridgnorth property lawyer is not on the mortgage company Solicitor panel. How can I check?

Your first step should be to call your Bridgnorth lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Bridgnorth conveyancing firm that is on the conveyancing panel for your lender.

Would the conveyancing lawyers that you recommend perform right to buy conveyancing in Bridgnorth?

We have identified numerous conveyancing conveyancers who can conduct right to buy conveyancing Please e-mail us with a view to secure a costs illustration.

Please explain the implications if my solicitor is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in Bridgnorth?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

What does commercial conveyancing in Bridgnorth cover?

Bridgnorth conveyancing for business premises incorporates a wide array of services, supplied 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 usually, the transfer of existing business tenancies 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.

My partner and I may need to rent out our Bridgnorth 1st floor flat temporarily due to taking a sabbatical. We used a Bridgnorth conveyancing firm in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your last Bridgnorth conveyancing lawyer is no longer available you can check your lease to see if you are permitted to let out the property. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you must obtain consent via your landlord or other appropriate person before subletting. This means that you cannot sublet in the absence of prior consent. Such consent is not allowed to be unreasonably withheld. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

I bought a ground floor flat in Bridgnorth, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Bridgnorth with over 90 years remaining are worth £206,000. The ground rent is £45 per annum. The lease runs out on 21st October 2090

You have 66 years remaining on your lease we estimate the price of your lease extension to be between £12,400 and £14,200 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.