I have given 8 weeks notice to my current landlord and must leave my let out property in Ryde by the end of next month. Conveyancing on my purchase has just started. Can I complete in 4 weeks as don't want to have to move into short term accommodation?

The normal practice is not to provide notice for your tenancy until your lawyer suggests that you should. If you have not already done so, contact to your solicitor and request that they chase the sellers side, try to a target completion date that everyone will work towards

I used Wolstenholmes a few years past for my conveyancing in Ryde. Now, I need the documents however the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ryde of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been on the look out for a ground for flat up to £245,000 and identified one near me in Ryde I like with open areas and transport links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Ryde for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

I am on look out for some leasehold conveyancing in Ryde. Before I set the wheels in motion I require certainty as to the remaining lease term.

Assuming the lease is registered - and almost all are in Ryde - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a studio flat in Ryde, conveyancing was carried out June 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Ryde with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2087

With just 62 years unexpired the likely cost is going to be between £17,100 and £19,800 plus professional fees.

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

Our lender agreed in principle to issue us a mortgage. We instructed a reputable conveyancer in Ryde yesterday. This morning, our financial adviser contacted us saying that the lender said that we cannot use our solicitor as they aren't on their 'approved list'. As novices, we did not have a clue that the bank had a say Is this usual?

You are permitted to select any conveyancing solicitor you want to use for your conveyancing in Ryde nevertheless if your bank aren't happy with them you would have to fork out additional cost so the mortgage company can appoint their own solicitors as well to protect their interest. It may be possible your preferred conveyancing firm to get included on to the bank panel. You can use online search facilities such as lenderpanel.com to find a conveyancing solcitor in Ryde on the bank panel. You can go into your local lender branch in Ryde. They will know some good conveyancing solicitors in Ryde on the approved list.