We are buying a property and need a conveyancing solicitor in Audley who is on the Clydesdale solicitor panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Audley.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Audley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Audley

Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Please confirm the Lease plans are surveyor prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I have been sourcing a conveyancing solicitor in Audley for my house move. Can I check a firm’s complaints history with the profession’s regulator?

One can find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.

Having had my offer accepted I require leasehold conveyancing in Audley. Before I get started I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Audley - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a 2 bed flat in Audley, conveyancing having been completed 6 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Audley with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2101

With just 79 years remaining on your lease the likely cost is going to be between £7,600 and £8,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. 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 want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

We own a leasehold flat in Audley. Conveyancing was finalised in last year. I have read on a number of consumer forums that I should not allow the the remaining lease term to get too low. Why is that a problem?

Audley leasehold properties are for a prescribed period - normally just under one hundred years when they are first granted. However a significant appartments in Audley were constructed or converted 20 or more years ago and so such leases now have less than eighty years left to run. That may seem like plenty of time however Banks, Building Societies and other mortgage institutions generally need leases to have a minimum of seventy five years remaining to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are nearing 75 years. To optimize the marketability of your property you should be thinking about whether or not to extend your lease long before you come to sell it. Furthermore advantages to taking action before the lease reaches even eighty years as when the lease is less than eighty years the amount you have to pay to extend starts to escalate.