The Audley conveyancing firm handling our Audley conveyancing has spotted an inconsistency between the surveyor’s assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor informs me that he needs to check that the bank is OK with this discrepancy and is content to go ahead. Is my solicitor’s stance right?

Your must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Are the BSA planning on creating a online directory to to identify solicitors on the conveyancing panel for instance in Audley?

We are not aware of any intention on the part of the BSA to promote such a search facility.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Audley is the location of the property. Is there any guidance you can give?

Flying freeholds in Audley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Audley you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Audley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Am I best advised to use a Audley conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can conduct the legal formalities however her office is 200miles drive away.

The primary upside of using a high street Audley conveyancing practice is that you can drop in to execute paperwork, deliver your identification documents and pester them where appropriate. Having local Audley know how is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were content that should trump using an unfamiliar Audley conveyancing lawyer just because they are Audley based.

I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Audley. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Audley ?

The majority of houses in Audley are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Audley in which case you should be looking for a Audley conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is part of an estate. Your solicitor should appraise you on the various issues.

I bought a ground floor flat in Audley, conveyancing having been completed 1995. 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? Corresponding flats in Audley with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 50

With only 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously 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.