Is the fact that my solicitor in Royton is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Royton conveyancing firm and ask them why they are no longer on the approved list for your lender.

Is there a search tool that I can utilise to find out if the solicitor conducting my conveyancing in Royton is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Birmingham Midshires thus paying £192.00 in supplemental conveyancing costs.

Please do take advantage of the search tool on this web page. Pick the mortgage company and type ‘Royton’ or your location and you will discover numerous conveyancers offices in Royton or near you.

I have been on the look out for a flat up to £235,500 and identified one close by in Royton I like with amenity areas and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Royton suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a home loan the shortness of the lease will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.

My company is hoping to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering competitive fees for commercial conveyancing in Royton for under £1,200?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Royton, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the costs this will depend on the structure and terms of the proposed transaction. Please provide us with your details or call so as to enable us to supply you with comprehensive commercial conveyancing quote.

Due to sign contracts shortly on a ground floor flat in Royton. Conveyancing lawyers have said that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Royton should include some of the following:

What the implications are if you have breached the provisions of the lease? Do you need to have carpet in the flat or are you allowed wood flooring? Does the lease prevent you from subletting the flat, or having a home office for business Advice concerning the obligations as set out in the lease to pay service charges - in respect of the block, and the wider rights a tenant enjoys The unexpired lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark

I inherited a 1st floor flat in Royton, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Royton with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2084

With just 60 years left to run the likely cost is going to range between £20,000 and £23,000 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.