Our conveyancer has identified a a problem with the lease for the property we are buying in Little Bromwich. The seller’s lawyers have offered defective title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the mortgage company is content with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

In what way does my ID and proof of funds have anything to do with my conveyancing in Little Bromwich? What am I being asked for?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the ID of the potential client they are dealing with before they can accept their conveyancing instruction. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you refuse to provide ID verification documents, your lawyer would not be able to accept instructions from you.

Can you point me to a directory of Aldermore panel conveyancers in Little Bromwich on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few mortgage companies make their panel listings viewable over the internet. Where you are in need of a Little Bromwich solicitor on the Aldermore please use our tool.

We are getting the release of further funds on our mortgage from Santander as we intend to conduct alterations to our home in Little Bromwich. Are we obliged to appoint a nearby Little Bromwich solicitor on the Santander conveyancing panel to deal with the paperwork?

Santander would not normally require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.

I am expecting a AIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Little Bromwich solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Little Bromwich solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.

I need to find a conveyancing solicitor for remortgage conveyancing in Little Bromwich. I have stumble upon a site which looks to be the perfect solution If it is possible to get all this stuff completed via web that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Due to complete next month on a studio apartment in Little Bromwich. Conveyancing solicitors have said that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

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

Repair and maintenance of the property Changes to the premises The unexpired lease term. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark What you can do if another tenant in the building breaches a clause of their lease? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?

I acquired a split level flat in Little Bromwich, conveyancing formalities finalised October 2011. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Little Bromwich with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2087

With 63 years remaining on your lease we estimate the price of your lease extension to be between £16,200 and £18,600 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. 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 take any other action placing reliance on this information without first seeking the advice of a professional.