Can you clarify what the consequences are if my solicitor is removed from the Aldermore Solicitor panel ahead of completing my conveyancing in Broughton?

First, 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 at a cost.

When it comes to mortgage companies such as Santander, do Broughton lawyers incur a yearly amount to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

We have agreed to purchase a house in Broughton. An unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Bank of Ireland your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not meet these specifications. The requirements relate to the installation of panels on properties nationwide and is not isolated to Broughton.

Co-operative have agreed my mortgage in principle, my bid on a apartment in Broughton has been accepted, what happens next?

Your property agent will wish to know who your solicitors are (make sure the conveyancers are on the lender’s approved list). Call up Co-operative or the financial adviser and finalise any outstanding forms. Co-operative will instruct a valuer who will get in touch with the estate agent or seller to arrange a slot for the valuation to happen. Once carried out (assuming no problems) it takes approximately a week to get a mortgage offer. Co-operative will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Broughton.

I am looking for a ground for flat up to £235,500 and identified one near me in Broughton I like with a park and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Broughton for this price, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan that many years will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

I am thinking of appointing a conveyancing lawyer in Broughton for my purchase. Is there any facility to see a firm’s record with the profession’s regulator?

One may review documented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.

I have recently realised that I have 72 years left on my flat in Broughton. I need to get lease extension but my landlord is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to track down the landlord. In some cases a specialist should be useful to carry out a search and to produce a report to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s disappearance and the application to the County Court overseeing Broughton.

I acquired a studio flat in Broughton, conveyancing was carried out 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Broughton with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2104

You have 80 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.