My IFA requires my Alsager lawyer’ panel member for the Lloyds conveyancing panel. What is the best way to discover this. I have tried my local Alsager branch but they have not responded to me.

Have you tried calling your Alsager conveyancing practitioner about this?. Most Alsager law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

Will my solicitor be asking questions regarding flooding as part of the conveyancing in Alsager.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Alsager. There are those who acquire a property in Alsager, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, but there are a numerous checks that may be carried out by the buyer or by their solicitors which can give them a better appreciation of the risks in Alsager. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to find out if the property has historically flooded. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser may issue a compensation claim as a result of such an incorrect response. A buyer’s lawyers will also commission an enviro search. This should higlight whether there is any known flood risk. If so, additional inquiries will need to be made.

My wife and I own a 4 bedroom Edwardian house in Alsager. Conveyancing practitioner represented me and HSBC Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. Is it worth asking HSBC Bank to clarify?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Alsager and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the purchase.

I am tempted by the attractive purchase price for a couple of maisonettes in Alsager both have in the region of forty five years unexpired on the lease term. Will this present a problem?

There is no doubt about it. A leasehold flat in Alsager is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. The majority of buyers and lenders, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Alsager conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a basement flat in Alsager, conveyancing formalities finalised 3 years ago. How much will my lease extension cost? Comparable properties in Alsager with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2076

You have 51 years unexpired the likely cost is going to span between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

I am planning to acquire a property and need a conveyancing solicitor in Alsager who is on the lender solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Alsager. We dont recommend any particular conveyancing practice.