I have just started taking steps with the intention of switching my existing standard loan to a BTL Clydesdale mortgage. I have been informed by my broker that I require a solicitor for this. I got in contact with my previous Angmering conveyancing solicitor who dealt with the legals when I first acquired the house. The costs illustration e-mailed to me of £450 plus VAT has surprised me as its a remortgage than a sale or purchase.

The charges appear a bit high. If you you were to look around you might get the conveyancing a bit cheaper by say a hundred pounds. That being said, providing that you were pleased with the service the firm offered you mightlive to rue opting for an a cheaper conveyancer. Remember to enquire the firm can also act for Clydesdale. You can employ our search tool to find a Angmering conveyancing firm on the Clydesdale approved list of lawyers, which can often include conveyancing solicitors in Angmering.

It is is a decade since I bought my home in Angmering. Conveyancing solicitors have recently been appointed on the sale but I can't find my title documents. Is this a problem?

Don’t worry too much. First there is a chance that the deeds will be with the lender or they may be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Angmering involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

Are the BSA intent on creating a online directory to list law firms on the Loughborough BS conveyancing panel for instance in Angmering?

We would not expect to be advised of any plans on the part of the BSA to develop such a tool.

We're new on the property ladder - agreed a price, but the property agent informed us that the vendor will only move forward if we appoint their preferred solicitors as they want a ‘quick sale’. We would rather use a high street solicitor who is familiar with conveyancing in Angmering

It is improbable the vendors are behind this. Should the seller desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Bypass the agents and go straight to the sellers and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Angmering conveyancing firm - not the ones that will earn their estate agent a commission or hit his conveyancing targets pre-set by corporate headquarters.

I work for a long established estate agency in Angmering where we have experienced a few leasehold sales derailed as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Angmering conveyancing solicitors. Could you shed some light as to whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I inherited a 1 bedroom flat in Angmering, conveyancing having been completed May 2006. Can you work out an approximate cost of a lease extension? Similar properties in Angmering with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2091

With just 66 years unexpired we estimate the premium for your lease extension to range between £11,400 and £13,200 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.