I am getting a mortgage with Santander. I would like to enlist the help of a Licensed Conveyancer in Fradley. Does the Santander Solicitor panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

We are buying a newbuild flat in Fradley with a homeloan from Alliance & Leicester .We use our Fradley conveyancing lawyer but Alliance & Leicester advised that he's not listed on their approved list of member firms. It seems we have little choice but to instruct a Alliance & Leicester panel solicitor or keep our local solicitor and pay for a Alliance & Leicester panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its various provisions, a common one being that conveyancers must be on the Alliance & Leicester conveyancing panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Alliance & Leicester

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Fradley is where the house is located. Can you offer any advice?

Flying freeholds in Fradley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Fradley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fradley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Hoping to buy a property located in Fradley and I am already nervous. I couldn't find anything specific about Fradley. Conveyancing will be needed in due course but do you know about the Fradley area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Fradley. In the meantime here are some basic statistics that we found

I have just started marketing my ground floor flat in Fradley. Conveyancing has not commenced, but I have just had a yearly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you pay the maintenance contribution as you normally would given that all rents and service payments will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a 1st floor flat in Fradley, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Fradley with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2101

You have 76 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.