My Pershore conveyancer has discovered a difference between the surveyor’s assumptions in the home valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he is obliged to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach right?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications 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.

Completed the sale of my flat in Pershore last January yet the purchaser is e-mailing daily to say their conveyancer needs to hear from myconveyancer. What should have happened following completion?

Following your house sale your conveyancer is duty bound to deliver the transfer documentation and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer should also confirm that the mortgage has been redeemed to the buyers conveyancers. There are no post completion procedures just for conveyancing in Pershore.

Please explain the implications if my lawyer’s firm is removed from the UBS Solicitor panel ahead of completing my conveyancing in Pershore?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I am one month into a leasehold purchase having been recommend to conveyancers by the selling agent to carry out the conveyancing in Pershore. We are not happy. Could you you assist me in finding new solicitors?

A conveyancer would have to be very poor to suggest replacing them. Has the mortgage offer been sent? If so you will need to make them aware of the replacement lawyer and have the mortgage documents are issued to the new lawyers. The solicitor ideally needs to be on the lenders panel to avoid escalating costs and frustration. So that should be your first question of the new lawyers. Our search tool will help you find a bank approved solicitor for your conveyancing in Pershore

Can you provide any advice for leasehold conveyancing in Pershore with the aim of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Pershore can be bypassed where you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the purchasers’ conveyancers.
If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to 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 are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to ongoing. If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Pershore leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Where you fail to have the consents to hand you should not communicate with the landlord without contacting your conveyancer first. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Organising a re-issued share certificate is often a time consuming formality and frustrates many a Pershore conveyancing deal. Where a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. You may think that you are aware of the number of years remaining on your lease but you should verify this via your solicitors. A buyer’s conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. It is therefore essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.

I inherited a leasehold flat in Pershore, conveyancing having been completed May 2002. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Pershore with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease expires on 21st October 2076

With 51 years unexpired we estimate the premium for your lease extension to be between £30,400 and £35,200 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. 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. Neither should you move forward based on this information before seeking the advice of a professional.