Much to our surprise we have been informed by our mortgage broker that my St Werburghs solicitor is not on the mortgage company Solicitor panel. How can I check?

The best course of action for you to take is to call your St Werburghs conveyancer. You lawyer should advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

Why do I have to pay up front when it comes to conveyancing in St Werburghs?

Where you are retaining lawyers for conveyancing in St Werburghs your lawyer will request that you place them with monies to cover the search fees. Ordinarily this is requested to cover the fees of the Local Authority Search. When the down payment is as part of the total price then this should be asked for shortly before exchange of contracts. Any further balance that is due should be transferred a few days ahead of the completion date.

The estate agent has sent us the confirmation of our purchase of a new build flat in St Werburghs. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in St Werburghs

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I decided to have a survey done on a house in St Werburghs in advance of appointing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some lenders will not give a loan on a flying freehold premises.

It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in St Werburghs. Conveyancing may be slightly more expensive based on your lender's requirements.

Planning to exchange soon on a basement flat in St Werburghs. Conveyancing solicitors assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

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

Are you allowed to have a pet in the flat? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should know whether the lease permits you to alter or upgrade anything in the premises- you must be made aware as to whether any restrictions relates to all alterations or limited to structural alteration, and whether permission is mandated necessary What you can do if a neighbour is in violation of a provision in their lease? You must be informed what is to be regarded as a Nuisance as far as the lease is concerned

I bought a 1st floor flat in St Werburghs, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in St Werburghs with a long lease are worth £190,000. The ground rent is £45 per annum. The lease ends on 21st October 2086

You have 62 years left to run we estimate the premium for your lease extension to span between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.