My brother-in-law has suggested I instruct a conveyancing solicitor in Clifton. I need to find out whether they are on the National Westminster Bank conveyancing panel. Can you advise?

You should e-mail the conveyancer and ask them if they are on the lender panel. Alternatively please get in touch with National Westminster Bank who may be able to help.

I am buying a new build apartment in Clifton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Clifton

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Clifton is the location of the property. Can you shed any light on this issue?

Flying freeholds in Clifton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clifton you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clifton may determine 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 new to the buying process - had an offer accepted, but the estate agent told us that the vendor will only proceed if we appoint their recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Clifton

It is improbable the vendors are driving this. If they desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Contact the owners directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you will continue to use your preferred Clifton conveyancing lawyers - as opposed tothe ones that will earn their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by HQ.

Can you provide any top tips for leasehold conveyancing in Clifton from the perspective of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Clifton can be avoided if you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ solicitors.
The majority of landlords or Management Companies in Clifton levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Clifton. Some Clifton leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your conveyancers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is below 75 years. It is therefore essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

I bought a studio flat in Clifton, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Clifton with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2090

With only 65 years left to run we estimate the price of your lease extension to be between £13,300 and £15,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.