My West Cross lawyer has spotted an inconsistency when comparing the surveyor’s assumptions in the valuation survey and what is in the conveyancing documents. My lawyer says that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach correct?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Completed the sale of my flat in West Cross last January but our buyer keeps e-mailing me to moan that her conveyancer is waiting to hear from myconveyancer. What are the post completion sale legalities following completion?

After completion of your disposal your solicitor is committed to forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where relevant, your solicitor should also send confirmation that the home loan has been discharged to the purchasers solicitors. There are no post completion formalities just for conveyancing in West Cross.

In what way does the Landlord & Tenant Act 1954 affect my business property in West Cross and how can you help?

The particular law that you refer to gives security of tenure to business lessees, giving them the dueness to make a request to court for a new lease and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in West Cross

What are your top tips when it comes to choosing a West Cross conveyancing firm to deal with our lease extension?

When appointing a conveyancer for lease extension works (regardless if they are a West Cross conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non West Cross conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

If they are not ALEP accredited then what is the reason?

I acquired a basement flat in West Cross, conveyancing having been completed March 2012. How much will my lease extension cost? Similar properties in West Cross with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2087

With just 63 years unexpired we estimate the price of your lease extension to be between £16,200 and £18,600 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other 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.

The mortgage broker has recommended their conveyancer for our conveyancing in West Cross - won’t it be easier to just use them?

It is not always the case and you are entitled to opt for whichever conveyancer you prefer for your West Cross conveyancing. The lawyer put forward by an estate agent may not always be the right conveyancing practitioner, they may put forward their own conveyancing firm who are based remotely. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.