Our lawyer has discovered a a legal deficiency with the lease for the property we are purchasing in Edge Hill. The other side have suggested defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer says that he must check that the bank is willing to move forward with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Edge Hill I like with open areas and station in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Edge Hill suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will 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 property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

My husband and I are novice buyers - agreed a price, yet the property agent told us that the vendor will only proceed if we appoint their recommended lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Edge Hill

It is highly unlikely the vendors are driving this. Should the owner desire ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Try to communicate with the owners directly and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you intend to use your preferred Edge Hill conveyancing firm - not the ones that will give the estate agent a introducer fee or achieve conveyancing figures demanded by HQ.

I wish to rent out my leasehold flat in Edge Hill. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Notwithstanding that your previous Edge Hill conveyancing solicitor is no longer available you can review your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to seek consent from your landlord or other appropriate person prior to subletting. The net result is that you cannot sublet in the absence of first obtaining consent. The consent must not not be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

Leasehold Conveyancing in Edge Hill - A selection of Questions you should consider before Purchasing

It would be wise to discover if there are any onerous prohibitions in the lease. By way of example it is very common in Edge Hill leases that pets are not allowed in in a block in Edge Hill. If you love the propertyin Edge Hill but your cat can’t live with you then you will be faced hard decision. Many Edge Hill leasehold apartments will have a service bill for the upkeep of the block invoiced on behalf of the freeholder. If you acquire the apartment you will have to meet this contribution, normally in instalments throughout the year. This may be anything from several hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a ground rent to be met annual, this is usually not a exorbitant amount, say around £50-£100 but you should to check as on occasion it could be many hundreds of pounds. In the main the outlay for major works tend not to be wrapped into the maintenance charges, albeit that there some managing agents in Edge Hill ask tenants to contribute towards a sinking fund created for the specific intention of establishing a fund for larger works.

My husband and I accepted an offer on a Edge Hill bungalow left to us 8 years ago in 2011. I have over ten years conveyancing experience and, although retired, intend to undertake my own conveyancing. The buyer's conveyancer has informed me that their Lenders will not allow you to do your own conveyancing mandating that the funds to be released via a solicitor's bank account.

Mortgage instructions to conveyancers from all mainstream lenders specify that If the vendor does not have legal representation the buyer’s lawyers should check whether the bank needs to be notified so that a decision can be reached if they are willing to move forward.