IfI was to acquire a straightforward propertyin Bilston and Bradley for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Bilston and Bradley?

The sole saving you would achieve is the Bilston and Bradley conveyancing searches. The property lawyer is required to do the vast majority of work - money laundering, correspond with the sellers property lawyer, SDLT submission, register the property etc. You might save a bit for them not needing to register a charge however it will not be significant.

We see that you have a search directory identifying firms on the Skipton conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Bilston and Bradley?

We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bilston and Bradley.

Can you help - my lawyer advises that lack of building regulations insurance is required on my purchase. What is the level of cover for Bilston and Bradley conveyancing?

The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

is it true that all Bilston and Bradley solicitor practices on the Clydesdale conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.

We have agreed to purchase a house in Bilston and Bradley. An unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with HSBC your lawyer must comply with the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease fails to meet these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Bilston and Bradley.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Bilston and Bradley is the location of the property. What do you suggest?

Flying freeholds in Bilston and Bradley 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 Bilston and Bradley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bilston and Bradley may decide 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.

I am a negotiator for a long established estate agent office in Bilston and Bradley where we have witnessed a number of flat sales put at risk as a result of short leases. I have received inconsistent advice from local Bilston and Bradley conveyancing solicitors. Can you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder 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 buyer.

I acquired a garden flat in Bilston and Bradley, conveyancing having been completed in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Bilston and Bradley with a long lease are worth £171,000. The ground rent is £50 levied per year. The lease expires on 21st October 2104

With just 79 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. 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 before seeking the advice of a professional.