Do I need to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Burton upon Trent so that I can attend their offices when needed.

Nowadays conveyancing panel lawyers for lenders conduct the vast majority of communications through the post, e-mail or over phone calls. This enables them to undertake the legal work for your home move no matter where you live in the country. However you can check if you have the option of visiting the offices of your conveyancing lawyer if just in case this is required.

My wife and I purchased a terraced Victorian house in Burton upon Trent. Conveyancing lawyer acted for me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Burton upon Trent and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing solicitor who carried out the work.

I'm purchasing a new build house in Burton upon Trent with a loan from Norwich and Peterborough Building Society. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my solicitor about this extras as it would impact my loan with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

How does the Landlord & Tenant Act 1954 impact my commercial premises in Burton upon Trent and how can you help?

The 1954 Act gives security of tenure to business leaseholders, granting the dueness to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Burton upon Trent is one of the hundreds of locations in which the firms we work with are located

Jane (my partner) and I may need to sub-let our Burton upon Trent 1st floor flat temporarily due to a new job. We instructed a Burton upon Trent conveyancing firm in 2002 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A lease governs relations between the landlord and you the leaseholder; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Burton upon Trent do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I invested in buying a garden flat in Burton upon Trent, conveyancing was carried out February 2007. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Burton upon Trent with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2076

You have 52 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.