My Ludlow lawyer has discovered an inconsistency when comparing the surveyor’s assumptions in the home valuation survey and what is revealed within the legal papers for the property. My solicitor has advised that he is obliged to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s course or action appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I am close to exchanging contracts on the sale of our house in Ludlow and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing practice as opposed to a conveyancing solicitor in Ludlow. We have lived in Ludlow for three years we know that this is a non issue. Should we contact our local Authority to obtain clarification need.

It would appear that you have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Are there any apps to assist me to identify a Ludlow law firm on the Lloyds TSB Bank conveyancing panel? I drive a motor bike and am willing to travel upto 10kilometers to meet the lawyer.

You can use the search on this website. Please select a mortgage company and your location and you will see a number of Ludlow conveyancing lawyers locally. We have detailed some Ludlow conveyancing firms at the bottom of this page and you can telephone them to verify if they are on the Lloyds TSB Bank approved list

I work for a busy estate agent office in Ludlow where we have witnessed a number of leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local Ludlow conveyancing firms. Could you clarify whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I bought a split level flat in Ludlow, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Ludlow with a long lease are worth £216,000. The ground rent is £50 levied per year. The lease expires on 21st October 2093

With 69 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

We are about to buying a apartment in Ludlow. Could the conveyancing practitioner keep our transaction price confidential from the likes of Nestoria. what can I do to ensure this is not disclosed?

HMLR are legally bound to reveal price paid data on the official title for domestic properties nationwide which includes properties in Ludlow. The register of ownership is a public document, so the Land Registry would be breaking the law if they did not grant access to the register.

You can make a request of HMLR to withhold the amount paid data however the answer would be in the negative.