We are looking to buy a flat and require a conveyancing solicitor in Dorridge who is on the Coventry BS approved panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Dorridge.

Forgive me if this question is silly but I am unexperienced as a 1st time buyer of a garden flat in Dorridge. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Dorridge?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.

We are getting the release of further monies on our home loan from Virgin Money as we want to conduct a loft conversion to our home in Dorridge. Are we obliged to appoint a local Dorridge solicitor on the Virgin Money conveyancing panel to deal with the paperwork?

Virgin Money don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.

Two weeks ago we had a mortgage agreed in principle with UBS. Dorridge conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from UBS?

There is no definitive answer here. Have UBS conducted the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Dorridge is the location of the property. What do you suggest?

Flying freeholds in Dorridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dorridge you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dorridge 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.

My husband and I are new to the buying process - agreed a price, yet the selling agent told us that the seller will only move forward if we instruct their preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor used to conveyancing in Dorridge

It is highly unlikely the owners are driving this. Should the seller require ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Contact the sellers directly and make the point that (a)you are motivated buyers (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Dorridge conveyancing firm - not the ones that will give their negotiator at the agency a kickback or achieve conveyancing targets set by senior management.

I want to sublet my leasehold apartment in Dorridge. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Dorridge do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I own a 2 bed flat in Dorridge, conveyancing having been completed July 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Dorridge with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2074

With 50 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 as well as professional fees.

The suggested premium range that we have given is 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 tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.