My mortgage broker has asked me for my Bramhall solicitor’s panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have e-mailed my local Bramhall branch but they have not responded to me.

You are best placed to get this information from your Bramhall . They should have a central record lender panel numbers.

AssumingI was to purchase a straightforward propertyin Bramhall mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Bramhall?

The only saving you would achieve is the costs for searches. Your is obliged to do the vast majority of work - money laundering, liaising with your vendors , stamp duty return, register the ownership etc. A marginal saving might be made by not needing to register a charge but it won't be meaningful.

Can you explain why leasehold purchase conveyancing in Bramhall is more expensive?

The conveyancing fees on a leasehold property in Bramhall is often greater when contrasted to a freehold transaction. This is due to the extra time necessary in corresponding with the landlord and management company to collate the information concerning whether the rent and maintenance fee have been cleared and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the block.

I only have 68 years unexpired on my flat in Bramhall. I am keen to get lease extension but my landlord is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the lessor. For most situations a specialist may be useful to try and locate and to produce an expert document which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Bramhall.

I bought a leasehold flat in Bramhall, conveyancing having been completed 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Bramhall with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 50

With 50 years remaining on your lease we estimate the premium for your lease extension to span between £36,100 and £41,800 plus 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 in the absence of comprehensive due diligence. You should 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 clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

I am short of a 10% deposit on my apartment purchase in Bramhall , but I am keen proceed. What can I do?

You can accept a lesser deposit. Many vendors will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment