I am obtaining a mortgage with Nat West. I intend to enlist the help of a Licensed Conveyancer in Gamston. Does the Nat West Solicitor panel exclude Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

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

Do contact 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 Gamston 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.

Taking into account that I will soon spend hundreds of thousands of pounds on a garden flat in Gamston I would like to have a conversation with the lawyer concerning thehome move ahead of giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your property ownership legalities in Gamston.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Gamston should be the amount on the final invoice that you are charged.

Do you have any advice for leasehold conveyancing in Gamston from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Gamston can be reduced if you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ solicitors.
If there is a history of conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic rather than unsettled. Many landlords or Management Companies in Gamston levy fees for providing management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Gamston. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your solicitors. A purchaser's lawyer will not be happy to advise their client to where the lease term is below 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I bought a 2 bed flat in Gamston, conveyancing was carried out June 2006. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Gamston with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease comes to an end on 21st October 2083

You have 58 years left to run we estimate the price of your lease extension to range between £23,800 and £27,400 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.

What can I do to discover who owns a property in Gamston?

On the basis that the premises is registered with the Land Registry, and you have enough specifics of the location of the premises, you will be able to view details from the the Land Registry of the recorded proprietor for a for less than a fiver.