Me and my wife are buying a flat in Clifton. My Solicitor has never been on on the bank conveyancing panel. Am I still permitted to use my Clifton conveyancing solicitor even though they are not on the lender list of approved lawyers?

You must have a property lawyer to deal with the formalities when you require a loan to buy your property. The solicitor will carry out all the essential investigations on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in order. You could select a Clifton solicitor of your choosing. Nevertheless, if the conveyancing practitioner appointed is not a member of the bank approved list supplemental charges will arise as separate legal representation will be need by the mortgage company. Conveyancing panel applications can be submitted, so where your solicitor has not previously applied for membership they should take the chance to apply.

I am due to complete on the purchase of a house in Clifton but as a consequence of damage from a small fire at the property I have managed to agree reparation from the current proprietors of £2k taking the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement however Yorkshire BS will not agree to this. Should they have been approached?

Your lawyer being on a Yorkshire BS approved list is duty bound to inform Yorkshire BS of any variations to the sale price. If you prohibit your conveyancer to disclose the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new conveyancer for your conveyancing in Clifton.

What does commercial conveyancing in Clifton cover?

Non domestic conveyancing in Clifton covers a broad range of guidance, supplied by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

Last April I purchased a leasehold property in Clifton. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I inherited a ground floor flat in Clifton, conveyancing formalities finalised 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Clifton with a long lease are worth £201,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2087

With 64 years unexpired the likely cost is going to range between £14,300 and £16,400 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

Can you set a few of compelling advantages to instructing a high street solicitor in Clifton

Plenty of house movers in Clifton opt for a local solicitor so that they can visit in the event that they have questions, and to execute documents without using the Royal Mail.

We would say that there exists a marginal advantage when opting for a solicitor nearby to a premises you are buying, due to the in-depth knowledge of the area and possible local issues - yet this is debatable. Most conveyancers are now via email and may be any place in the world.