Please help. My Emersons Green solicitor is assuring me that he is legally obliged toapply for Emersons Green conveyancing searches resulting from the fact thatthe firm are on the Lloydsapproved lawyer panel. Is my conveyancer correct?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Emersons Green conveyancing searches.

What does a local search reveal regarding the house I am purchasing in Emersons Green?

Emersons Green conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as Searchflow The local search is essential in every Emersons Green conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I'm remortgaging my existing house to a BTL loan with HSBC Bank and intend to use the remaining equity as a down payment on a second house. The neighborhood we are looking at is Emersons Green. Will your solicitors be able to act for the two lenders and link together the transactions?

Make use of our comparison tool on this page to be sure that the lawyers are approved by both mortgage companies. Having checked that they are the conveyancer will be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and specify your desired outcome and needs.

Can you offer any advice when it comes to appointing a Emersons Green conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Emersons Green conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Emersons Green conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

How familiar is the firm with lease extension legislation? Can they put you in touch with clients in Emersons Green who can give a testimonial?

I purchased a studio flat in Emersons Green, conveyancing having been completed 5 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Emersons Green with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2096

With 71 years left to run the likely cost is going to be between £9,500 and £11,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to 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.

We are in the midst of a leasehold sale of a flat in Emersons Green. Conveyancing is fine but we are being charged an extortionate amount from the freeholder. To date we have issued a cheque for £225 for a leasehold management pack and then another £117.20 for supplemental queries supplied by the buyers conveyancing practitioner.

You will not have any say over the level of the fee for this information but the typical fee for the information for Emersons Green leasehold property is £380. For Emersons Green conveyancing deals it is customary for the vendor to cover the costs. The landlord or their agents are not duty bound to address such questions although many will be content to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no law that requires set charges for administrative tasks. Neither is there any legal time frame by which they are obliged to issue answers.