My wife and I have recently appointed a conveyancing solicitor in The Park. I I am struggling to find out if they are on the Clydesdale conveyancing panel. Could you or the lender confirm if they are on the panel?

The first thing you should do is e-mail your solicitor and ask them whether they can act for the lender. Otherwise you can call Clydesdale who may be able to help.

Just had an offer accepted on a new build apartment in The Park. Conveyancing is necessary evil 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.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in The Park

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I need to appoint a conveyancing solicitor for sale conveyancing in The Park. I have land on a site which looks to be the perfect answer If it is possible to get all this stuff completed via web that would be ideal. Should I be concerned? What are the potential pitfalls?

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?

There are only Fifty years remaining on my flat in The Park. I now wish to get lease extension but my freeholder is absent. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. On the whole an enquiry agent should be helpful to conduct investigations and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court overseeing The Park.

I own a basement flat in The Park, conveyancing formalities finalised 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 The Park with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2089

With just 65 years unexpired we estimate the premium for your lease extension to be between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

Your search tool is useful but there are many lawyers listed near The Park being on the mortgage company conveyancing panel. Can you recommend a specific firm on the mortgage company approved panel?

We are not in the business of recommending one firm above another as the right The Park conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with The Park knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..