I am purchasing a ground floor flat in Eccleshall. My lawyer is not on the bank conveyancing list. Can I still continue with my Eccleshall conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?

Your options include

• Complete the purchase with your existing Eccleshall solicitor but your bank will no doubt retain a conveyancer on their approved list. This will result in additional cost together with probable frustration.
• Get a new solicitor to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to get listed on the bank’s panel of solicitors

four months have elapsed following my purchase conveyancing in Eccleshall took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase a new build flat in Eccleshall. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Eccleshall

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I am looking for a leasehold apartment up to £245,000 and identified one round the corner in Eccleshall I like with amenity areas and station in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in Eccleshall for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the shortness of the lease may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.