I am nearing exchange of contracts for my apartment in Gnosall and the estate agent has just called to say that the purchasers are changing their law firm. The reason given is that the bank will only deal with property lawyers on their approved list. On what basis would a major mortgage company only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Gnosall ?

Banks have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.

Me and my wife are acquiring our first home. The conveyancer has messagedto enquire if we would like to purchase additional conveyancing searches. Unfortunately we in the dark as to what's necessary for conveyancing in Gnosall

The range of Gnosall conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What is important is that you adequately understand what information each search could provide. Then you can make a decision if you consider that you need that information. Should you be in doubt, ask the lawyer to advise.

We hope to to buy with Loughborough BS. We have called around locally yet cant to find a Gnosall conveyancing firm on the Loughborough BS panel. Could you help?

Please do make use of the find a lender approved solicitor tool on this web page. Pick the lender and type Gnosall or your preferred area and you will discover a number of lawyer offices in Gnosall or nearest you.

I used Stirling Law several years past for my conveyancing in Gnosall. I now require my papers but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Gnosall of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I only have Seventy years remaining on my flat in Gnosall. I am keen to get lease extension but my landlord is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to find the lessor. In some cases a specialist would be helpful to conduct investigations and to produce an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Gnosall.

I am the registered owner of a basement flat in Gnosall, conveyancing having been completed 9 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? Similar flats in Gnosall with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2099

You have 75 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to 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.