We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to use a Brampton based conveyancing firm?

You should check but the chances are that appoint one of their panel lawyers should you accept the "fee-free" deal. Contact the mortgage company to ask if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Brampton.

I used Arc property Solicitors several years ago for my conveyancing in Brampton. Now, I need the documents however the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Brampton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Brampton I like with amenity areas and transport links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in Brampton in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

My husband and I are one month into a leasehold purchase having been referred to conveyancers by the estate agent to handle our conveyancing in Brampton. We are not happy. Can you you assist me in finding new solicitors?

They would need to be really poor to suggest replacing them. Has the loan offer been issued? In the event that it has you need to inform them of the new contact details and ensure the offer are issued to the new lawyers. The conveyancer needs to be on the lenders approved list to avoid supplemental charges and frustration. That should be your first question of the new conveyancers. The find a solicitor tool can help you find a lender approved lawyer for your conveyancing in Brampton

My wife and I may need to let out our Brampton basement flat for a while due to a career opportunity. We instructed a Brampton conveyancing practice in 2003 but they have since shut and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?

A small minority of properties in Brampton do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I invested in buying a 1 bedroom flat in Brampton, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Equivalent properties in Brampton with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2091

With 66 years unexpired we estimate the price of your lease extension to be between £11,400 and £13,200 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.