We note that you have a search directory listing firms on the Lloyds conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Grove?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Grove.

I have been on the look out for a ground for flat up to £305k and identified one close by in Grove I like with amenity areas and railway links in the vicinity, however it's only got 51 years on the lease. There is not much else in Grove suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I am thinking of appointing a conveyancing lawyer in Grove for my home move. Is it possible to review a firm’s record with the profession’s regulator?

Members of the public may find documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA may recorded call for training reasons.

Do you have any top tips for leasehold conveyancing in Grove from the point of view of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Grove can be reduced where you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the purchasers’ conveyancers.
If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example installed wooden flooring? Grove leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence from the Landlord approving such alterations. Should you fail to have the approvals in place do not contact the landlord without checking with your solicitor before hand. Some Grove leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you hold a share in a the freehold, you should make sure that you are holding the original share document. Obtaining a new share certificate is often a time consuming process and slows down many a Grove conveyancing transaction. Where a reissued share is necessary, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible.

I purchased a leasehold flat in Grove, conveyancing was carried out 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? Corresponding flats in Grove with a long lease are worth £216,000. The ground rent is £50 per annum. The lease expires on 21st October 2093

With just 68 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

We have been informed by many friends that it should take six to eight weeks for Grove conveyancing to complete.This was 3 ago. The property information was only received to my solicitor yesterday so does the time start running now?

There is no definitive time frame for conveyancing in Grove. Conveyancing is subject to many variable. Grove conveyancing searches in and of themselves could take some weeks to come back.