My IFA has asked me for my Bramhall solicitor’s panel reference for the Nat West conveyancing panel. What is the best way to obtain this. I have called my local Bramhall office but they have not got back to me yet.

The sensible thing to do is ask for this information from your Bramhall property lawyer . Most Bramhall law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

I am about to put an offer on a leasehold apartment in Bramhall. The estate agents say that it is standard for flats in Bramhall to have less than 75 years left on the lease. I am getting a mortgage with Platform. Will the property be mortgageable given that the lease has 72 years unexpired.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 5/9/2024 the requirements read as follows :

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Bramhall is the location of the property. Is there any advice you can impart?

Flying freeholds in Bramhall are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bramhall you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bramhall may ascertain 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.

We're first time buyers - agreed a price, but the property agent advised that the vendor will only issue a contract if we use the agent's recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer who is familiar with conveyancing in Bramhall

It is highly unlikely the sellers are behind this. Should the vendor require ‘a quick sale', turning down a serious buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Bramhall conveyancing solicitors - not the ones that will provide their estate agent a commission or hit his conveyancing thresholds demanded by senior management.

My husband and I may need to sub-let our Bramhall 1st floor flat temporarily due to taking a sabbatical. We used a Bramhall conveyancing practice in 2001 but they have since shut and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

The lease dictates relations between the freeholder and you the flat owner; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Bramhall do not contain strict prohibition on subletting – such a provision would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I bought a 2 bed flat in Bramhall, conveyancing was carried out 8 years ago. How much will my lease extension cost? Equivalent flats in Bramhall with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2078

With 54 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as legals.

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 due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional 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 placing reliance on this information without first getting professional advice.