We note that you have a search directory identifying law firms on the Coventry BS conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Hingham?

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

We are purchasing a newbuild flat in Hingham with a mortgage from The Royal Bank of Scotland.We use our Hingham conveyancing solicitor but The Royal Bank of Scotland advised that his firm is not on their "panel". It seems we are left with no choice but to instruct a The Royal Bank of Scotland panel solicitor or keep our high street solicitor and fork out for a The Royal Bank of Scotland panel lawyer to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan offered to you contains various provisions, a common one being that conveyancers must be on the The Royal Bank of Scotland approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Hingham is where the house is located. What do you suggest?

Flying freeholds in Hingham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hingham you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hingham may determine 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 premises.

What does commercial conveyancing in Hingham cover?

Non domestic conveyancing in Hingham covers a broad range of advice, offered by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

My partner and I may need to let out our Hingham basement flat temporarily due to a new job. We instructed a Hingham conveyancing practice in 2003 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Even though your last Hingham conveyancing solicitor is not around you can check your lease to see if you are permitted to let out the property. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must seek consent from your landlord or some other party before subletting. This means that you cannot sublet without first obtaining permission. The consent should not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.

I purchased a ground floor flat in Hingham, conveyancing having been completed in 2011. How much will my lease extension cost? Comparable properties in Hingham with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2092

With only 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.