Much to our surprise we have been notified by our mortgage adviser that my Cross Hands property lawyer is not on the mortgage company Conveyancing panel. How can I be certain that this is indeed the case?

The first thing you need to do is to call your Cross Hands lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

We are buying a house and need a conveyancing solicitor in Cross Hands who is on the Bank of Ireland conveyancing panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Cross Hands.

The deeds to our property can not be found. The conveyancers who conducted the conveyancing in Cross Hands 10 years ago have long since closed. What are my options?

You no longer need to hold title deeds to establish that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.

I am buying a new build flat in Cross Hands. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Cross Hands

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Due to exchange soon on a garden flat in Cross Hands. Conveyancing solicitors inform me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Cross Hands should include some of the following:

Rent payments - what is payable and when you need to pay, and also know whether this is subject to change Does the lease require carpeting throughout thus preventing wood flooring? Setting out your legal entitlements in relation to common areas in the block.E.G., does the lease contain a right of way over a path or staircase? Additions to the property How long the lease is. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark

I invested in buying a studio flat in Cross Hands, conveyancing formalities finalised April 2012. How much will my lease extension cost? Equivalent flats in Cross Hands with an extended lease are worth £221,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2094

With 70 years left to run the likely cost is going to span between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.