My husband and I are buying a newly constructed flat in Broseley and my solicitor is informing me that she is duty bound to the mortgage company to disclose incentives from the seller. I am under pressure to exchange contracts and I have no desire to prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I used Arc property Solicitors a few years past for my conveyancing in Broseley. Now, I need the files but the law firm has closed. What do I do?

Do contact 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 Broseley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Due to the encouragement of my in-laws I had a survey completed on a house in Broseley prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies may refuse to give a loan on a flying freehold premises.

It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Broseley. Conveyancing will be smoother if you use a solicitor in Broseley especially if they regularly deal with such properties in Broseley.

All being well we will complete our sale of a £400,000 garden flat in Broseley next Monday. The managing agents has quoted £420 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Broseley?

Broseley conveyancing on leasehold apartments nine out of ten times involves administration charges raised by freeholders :

Answering conveyancing due diligence questions Where consent is required before sale in Broseley Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Broseley leasehold property is £350. For Broseley conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I inherited a leasehold flat in Broseley, conveyancing was carried out in 2009. Can you work out an approximate cost of a lease extension? Equivalent flats in Broseley with over 90 years remaining are worth £171,000. The ground rent is £50 per annum. The lease ends on 21st October 2103

With just 79 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

I see that you have a search directory listing solicitors on the mortgage company conveyancing panel. Do Broseley conveyancing companies pay you a commission if I appoint them for my house purchase?

We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Broseley.