I am expecting a mortgage offer from Lloyds. I hope to employ the services of a Licensed Conveyancer in Abbots Bromley. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

When does exchange of contracts take place for sale conveyancing in Abbots Bromley and do I need to be at the lawyers branch?

If you are near to one of the conveyancing solicitors in Abbots Bromley you are invited in to sign contracts. However, the law practices we work with offer countrywide coverage for conveyancing and give just as diligent and professional a job for you when dealing with you electronically. The executing of the sale agreement is not when everything is set in stone. Signing on the dotted line is necessary for the firm to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Abbots Bromley)to be in the office at the appropriate time.

Are there restrictive covenants that are commonly identified as part of conveyancing in Abbots Bromley?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Abbots Bromley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Harry (my fiance) and I may need to rent out our Abbots Bromley basement flat for a while due to taking a sabbatical. We used a Abbots Bromley conveyancing practice in 2001 but they have closed and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A lease governs the relationship between the landlord and you the flat owner; in particular, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Abbots Bromley do not prevent subletting altogether – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I purchased a leasehold flat in Abbots Bromley, conveyancing was carried out 3 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? Comparable properties in Abbots Bromley with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2080

With only 55 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 as well as 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 comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

I am just shy of a 10% deposit on my flat purchase in Abbots Bromley , but I still want to proceed. Do I have options?

You can accept a smaller deposit. Many property owners will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment