Me and my wife are purchasing a flat in South Brent. My property lawyer has never been on on the mortgage company conveyancing panel. Am I still permitted to appoint my South Brent conveyancing solicitor even though they are excluded from the mortgage company panel?

One must appoint a solicitor to deal with the formalities when you need a mortgage to purchase your property. The conveyancing practitioner will conduct all the appropriate legal checks on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is dealt with. You could instruct a South Brent conveyancing practitioner of your choice. Nevertheless, where the property lawyer appointed is not a member of the lender approved list additional charges will be incurred as separate legal representation will be required by them. Bank panel applications may be submitted, so if your lawyer has not previously sought membership they can do so.

I require conveyancing for a flat in a relatively new development (seven years old) in South Brent. 95% of the properties have already been sold. Do I need carry out the conveyancing searches as part of conveyancing in South Brent?

You are putting yourself at risk in refusing to carrying out South Brent conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. If speed and driving down costs are primary concerns you should consider with your conveyancer about the option of search insurance

Please explain the implications if my lawyer’s firm is expelled from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in South Brent?

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 downsizing from my home. My previous solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in South Brent if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in South Brent. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.

Back In 2005, I bought a leasehold house in South Brent. Conveyancing and Coventry Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in South Brent who previously acted has now retired. What should I do?

First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a South Brent conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I own a studio flat in South Brent, conveyancing formalities finalised in 2004. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in South Brent with a long lease are worth £202,000. The ground rent is £60 invoiced annually. The lease comes to an end on 21st October 2081

With just 57 years left to run we estimate the price of your lease extension to range between £28,500 and £33,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do 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 should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.