My property lawyer in Branston is not on the Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the list of approved lawyers?

Your options are as follows:

1. Carry on with your existing Branston solicitors but will need to retain a lawyer on their panel. This will result in additional overall legal fees and cause delays.
2. Get a new lawyer to act in the purchase, not forgetting to check they are on the panel

We are intent on selling our property in Branston and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Branston lawyer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing firm as opposed to a conveyancing solicitor in Branston. Having lived in Branston for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

Over the last few months I have been searching for a flat up to £305k and identified one near me in Branston I like with a park and transport links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Branston for this price, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage that many years will be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

My brother has encouraged me to use his lawyers for conveyancing in Branston. Do I take his guidance?

There are no two ways about it the ideal way to choose a conveyancing solicitor is to have feedback from friends or family who have used the conveyancer that you are considering.

Having checked my lease I have discovered that there are only 62 years remaining on my lease in Branston. I now wish to extend my lease but my landlord is absent. What are my options?

If 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 mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the freeholder. In some cases an enquiry agent would be useful to conduct investigations and to produce a report to be used as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer both on investigating the landlord’s absence and the application to the County Court overseeing Branston.

Branston Conveyancing for Leasehold Flats - A selection of Queries before buying

Generally speaking the outlay for major works are not included within maintenance charges, albeit that there some managing agents in Branston ask leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance. Is there a share of the freehold? Does the lease contain onerous restrictions?