I am buying residence in Romsley. My Conveyancer is not listed on the lender solicitor panel. Am I still permitted to retain my Romsley conveyancing solicitor notwithstanding that they are not on the mortgage company panel?

You have numerous alternatives open to you here

• Carry on with your existing Romsley solicitor but your lender will undoubtedly retain a conveyancing practitioner on their approved panel. The net result is additional fees together with potential delay.
• Choose a fresh property lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
• Convince your lawyer to pull out all the stops to join the bank’s panel of solicitors

Do I need to visit the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Romsley so that I can attend their offices if required.

As opposed to twenty years ago, the vast majority lenders no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to supply ID documents and there are still distinct benefits to instructing a locally based ayer, in your situation a conveyancing solicitor in Romsley.

How does conveyancing in Romsley differ for new build properties?

Most buyers of new build or newly converted property in Romsley approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Romsley typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Romsley or who has acted in the same development.

I have just appointed agents to market my basement flat in Romsley. Conveyancing lawyers have not yet been instructed, but I have just had a yearly maintenance charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the invoice as usual given that all ground rent and maintenance invoices should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I am the registered owner of a garden flat in Romsley, conveyancing having been completed 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Romsley with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2077

With just 53 years left to run the likely cost is going to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.

I am due to assess costs for conveyancing in Romsley from three property lawyer and choose one. Am I right to instruct them to sit tight until I have found somewhere to purchase.

You should only get your solicitor to open a file and submit searches once the offer has been accepted on the property particularly as Romsley conveyancing searches are not cheap.