I am nearing exchange of contracts for my house in Benllech and the estate agent has just e-mailed to warn that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. Why would a big named mortgage company only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Benllech ?

Lenders have always had panels of law firms that can act for them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Banks point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

What is the best way to investigate if the solicitor handling my conveyancing in Benllech is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £187.00 plus VAT in additional conveyancing bill.

Feel free to make the most of the search tool on this web page. Pick the lender and type ‘Benllech’ or your location and you will see numerous solicitors offices in Benllech or by proximity to you.

Are there restrictive covenants that are commonly identified during conveyancing in Benllech?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Benllech. 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…’

In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Benllech and how can you help?

The particular law that you refer to affords protection to commercial leaseholders, granting the legal entitlement to make a request to court for a new tenancy and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Benllech is one of our many locations in which our lawyers have offices

What are your top tips when it comes to choosing a Benllech conveyancing practice to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Benllech conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Benllech conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

How many lease extensions has the firm conducted in Benllech in the last twenty four months? How experienced is the firm with lease extension legislation?

I am the registered owner of a basement flat in Benllech, conveyancing was carried out May 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Benllech with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 levied per year. The lease terminates on 21st October 2081

With 56 years left to run the likely cost is going to be between £29,500 and £34,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.