My fiance and I are intent on purchasing a flat in Bewdley. My property lawyer has never been on on the mortgage company approved panel. Is it possible for me to use my Bewdley conveyancing solicitor notwithstanding that they are not on the mortgage company panel?

Your options include

• Proceed with your chosen Bewdley conveyancer but your lender will undoubtedly use a conveyancer from their approved panel. The net result is additional fees together with probable interruption.
• Get a new lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to get listed on the bank’s panel of solicitors

I own a freehold property in Bewdley but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Bewdley and has limited impact for conveyancing in Bewdley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

Are there any apps to assist me to identify a Bewdley solicitor on the Nottingham Building Society conveyancing panel? I drive a motor bike and am prepared to travel upto 25kilometers to meet the solicitor.

You can use the tool on this website. Please pick a bank and your location and you will see a number of Bewdley conveyancing lawyers located nearest you. We have listed some Bewdley conveyancing firms at the bottom of this page and you can contact them to see whether they are on the Nottingham Building Society panel

Completion is due on the disposal of our £275,000 apartment in Bewdley on Tuesday in a week. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Bewdley?

Bewdley conveyancing on leasehold flats often necessitates the buyer’s solicitor submitting questions for the landlord to address. Although the landlord is not legally bound to answer these enquiries most will be content to do so. They are entitled to invoice a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some transactions it is above £800. The management information fee levied by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration fees, otherwise the invoice is technically not due. In reality you have little option but to pay whatever is demanded should you wish to complete the sale of your home.

I inherited a 1 bedroom flat in Bewdley, conveyancing was carried out in 2010. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Bewdley with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease ends on 21st October 2075

You have 50 years left to run the likely cost is going to be between £31,400 and £36,200 plus 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 cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

Do lenders provide you with an approved list of Bewdley solicitors? How do you know who is on the mortgage company conveyancing panel?

Bewdley firms and firms carrying out conveyancing in Bewdley themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the mortgage company directly.