I am looking to buy a house and require a conveyancing solicitor in Brandesburton who is on the Platform Home Loans Ltd solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Brandesburton. We dont recommend any particular firm.

I used Stirling Law several years ago for my conveyancing in Brandesburton. Now, I need the documents however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Brandesburton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Am I right to be suspicious by third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street Brandesburton conveyancing practice?

As is the case with many professional services, often suggestions from connections can be extremely useful or valuable. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and banks may suggest lawyers to instruct. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You are at liberty to select your preferred lawyer. However, bear in mind that many mortgage providers specify a panel list of conveyancers you must use for the lender aspect of your home move.

My husband and I are FTB’s - agreed a price, but the selling agent advised that the seller will only go ahead if we appoint their preferred lawyers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Brandesburton

It is unlikely the vendors are behind this. Should the vendor require ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Brandesburton conveyancing firm - as opposed tothose that will give their negotiator at the agency a kickback or achieve conveyancing thresholds demanded by corporate headquarters.

There are only Fifty years left on my lease in Brandesburton. I now wish to extend my lease but my freeholder is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have used your best endeavours to locate the freeholder. On the whole an enquiry agent should be useful to conduct investigations and prepare an expert document which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court covering Brandesburton.

I acquired a split level flat in Brandesburton, conveyancing was carried out in 1997. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Brandesburton with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 2084

You have 63 years remaining on your lease we estimate the price of your lease extension to range between £16,200 and £18,600 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.