Finally, a loan offer from Santander for the refinancing of my 2 bedroom maisonette is due any day now. Are you able to put forward a cheap conveyancing law firm in Fairfield?

You have arrived at the wrong place to search for cut-price fees for conveyancing in Fairfield. We can offer you affordable conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint organisations offering the bait of £99 conveyancing in Fairfield. Optimistically, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up with a surprising uplift in additional fees and still not receive the service expected.

Me and my wife are buying our first property. The property lawyer has e-mailedto see if we wish to take out additional conveyancing searches. We are really unsure what's relevant for conveyancing in Fairfield

The scope of Fairfield conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What is important is that you properly understand what information the searches could provide. Then you can make a decision if you consider that you need that search. Should you be uncertain, ask the lawyer to explain.

I used Arc property Solicitors several years ago for my conveyancing in Fairfield. I now require my papers however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Fairfield of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I would like to rent out my leasehold flat in Fairfield. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your previous Fairfield conveyancing solicitor is no longer around you can check your lease to check if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you need to seek permission from your landlord or other appropriate person in advance of subletting. The net result is that you cannot sublet in the absence of first obtaining permission. Such consent should not be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I bought a 1 bedroom flat in Fairfield, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Fairfield with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced annually. The lease runs out on 21st October 2086

You have 61 years left to run the likely cost is going to be between £19,000 and £22,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

My partner and I are buying a first floor flat in Fairfield. At the time of instructing our lawyer, we were told they were on all major UK bank panels. Our financial adviser contacted us yesterday to advise that they are not on the Leeds Building Society approved list. Should that be true, what should we do? Do we just find a new property lawyer that is on their approved list or should we pay for dual representation, with Leeds Building Society appointing their own approved lawyer.

When purchasing a property with mortgage finance it is conventional for the buyer’s solicitors to also represent the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to meet. Some banks now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should call Leeds Building Society and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Leeds Building Society's conveyancing panel as you are at liberty to use your preferred Fairfield lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.