Can you clarify what the consequences are if my lawyer’s firm is removed from the Principality Conveyancing panel ahead of completing my conveyancing in Kelsall?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Are there restrictive covenants that are commonly picked up during conveyancing in Kelsall?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Kelsall. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

My husband and I are FTB’s - agreed a price, yet the estate agent informed us that the owners will only move forward if we appoint their recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Kelsall

It is highly unlikely the owners are behind this. Should the owner require ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you are going to use your preferred Kelsall conveyancing firm - not the ones that will earn their estate agent a introducer fee or meet his conveyancing figures set by head office.

Expecting to sign contracts shortly on a ground floor flat in Kelsall. Conveyancing solicitors have said that they report fully on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Kelsall should include some of the following:

It needs to be made clear to you if the lease allows you to alter or upgrade anything in the flat- you should be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether permission is required Are you allowed to have a pet in the flat? Defining your legal entitlements in respect of common areas in the block.E.G., does the lease provide for a right of way over a path or staircase? The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I own a leasehold flat in Kelsall, conveyancing formalities finalised in 2010. 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 Kelsall with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2095

With just 70 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

Our offer on house in Kelsall was accepted, the owner does however have a dependent purchase. The current proprietors have offered on somewhere, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a nearby conveyancing lawyer in Kelsall. What should be my next step? At what stage do I apply for the mortgage with TSB?

It is usual to have concerns where there is a chain given your reluctance to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Kelsall conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the TSB conveyancing panel. Regarding the subsequent stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a hot market some home buyers would apply for the mortgage with TSB and pay for the survey and only if it was satisfactory would they pay their conveyancing practitioner to proceed with searches.